90693

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                                      23/00343/C                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00343/C Applicant : Ms Judith Bell Proposal : Additional use of boarding accommodation as tourist use during school holidays Site Address : King Williams College King Williams College Grounds Castletown Isle Of Man IM9 1TP

Registered Buildings Officer: Mr Ross Brazier Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 26.05.2023 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The proposed additional use will preserve the building and not impact upon the amenity of the locality and is therefore supported.

Plans/Drawings/Information; This decision relates to the following; o Location plan o Site plan o Ground floor plan o First floor plan o Second floor plan o Mezzanine floor plan o Accommodation details o Parking details And all other supporting information received on 20 March 2023.

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Interested Person Status - Additional Persons

None __

Officer’s Report

THE SITE 1.1 The site is King William's College which sits between the A5 Douglas Road between Castletown and the Isle of Man Airport - and the A12 Derbyhaven Road. To the immediate north and east of the site lies the airport principal runways and taxiways and to the west is the public sector housing estate of Janet's Corner with a small number of private dwellings in the south western corner.

1.2 The application concerns the use of School House, which forms part of the registered building.

1.3 The site lies within an area designated on the Area Plan for the South as Area for Civic, Cultural or other uses - College.

THE PROPOSAL 2.1 Proposals are for the additional use of boarding accommodation as tourist use during school holidays.

PLANNING POLICY 3.1 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions (3) (b).

3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 General Policy 2: Strategic Policy 4: Business Policy 13:

3.3 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man POLICY RB/3 POLICY RB/4

PLANNING HISTORY 4.1 The site has been subject to a number of applications, none which are of particular relevance to this case.

REPRESENTATIONS 5.1 Department of Infrastructure Highway Services stated that after reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised that to consider installing cycle parking storage and an electric vehicle charging point to aid Active Travel and net zero objectives (05.04.23).

ASSESSMENT 6.1 The issues in this case are whether the additional use would have any adverse impact on the Special interest of this Registered Building or its setting and any potential impact of the additional use on local amenity.

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6.2 No physical changes are required to enable the use of the existing dormitory accommodation for tourist accommodation outside of term time. The use would in itself not change in function although the type of user from pupil to non-students would change it is however not considered that the change in occupant would have an impact upon the special interest of the building as a registered building.

6.3 There is no direct relevant policy in relation to the use of schools for tourism use however Business Policy 13 states "Permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents." King Williams Collage is the only residential school on island, it is therefore not unexpected that this is no directly specific policy but any potential impact of the use on the local amenity as stated in BP13 and GP3 needs to be considered.

As a residential school the King Williams College has ample provision of accommodation and facilities to provide for the proposed tourism use, given that the accommodation is not used during the holiday periods, this also includes car parking, which would also not be extensively used outside of term time. It is considered that any issues relating to safeguarding and the management of tourist use and school activities is not a planning issue and the responsibility of the school to manage appropriately.

It is considered the use of the pupil accommodation at the school as tourist accommodation would have a similar impact as the pupil residential use of the school although it is assumed that the movements of adult tourist will not be controlled or monitored in the same way as pupils so there may be greater activity in the evenings. Any additional later coming and going or general movement from the site however will not have a significant impact upon the living conditions of the neighbouring properties or result in any new highway safety issues given the relative separation of the school from neighbouring residential properties and existing site access.

CONCLUSION 7.1 The proposals are considered to preserve the registered building and be in accordance with the Strategic Plan policies, Policies RB/3 AND RB/5 of Planning Policy Statement 1/01 and that there is no demonstrable harm arising from the proposal in view of the provisions of Paragraph 9.5.8 and Business Policy 13 or GP 2 and the application is therefore recommended for approval.

CONCLUSION 7.1 The proposed additional use will preserve the building and not impact upon the amenity of the locality. The application is therefore considered to be acceptable, in accordance with the relevant Strategic Plan and Planning Policy Statement 1/01 policies and is supported.

INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and

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(g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Date: 30.05.2023

Determining officer Signed : A MORGAN Abigail Morgan

Principal Planner

Customer note

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