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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00815/B Applicant : Dept Of Education Sport & Culture Proposal : Provision of new mobile classroom containing one classroom and toilet facilities Site Address : QEII High School Douglas Road Peel Isle Of Man IM5 1RD

Senior Planning Officer: Mr Jason Singleton Photo Taken : Site Visit : Expected Decision Level :

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 04.10.2023 __

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 mobile classroom would comply with General Policy 2 of the Strategic Plan.

Plans/Drawings/Information;

This decision relates to drawings and supporting information received on 14 July 2023, referenced; 01, 02, 03, 04 and 05 __

Interested Person Status - Additional Persons

None __

Officer’s Report

THE SITE

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1.1 The application relates to QE2 High School, Douglas Road, Peel. The school comprises a number of interlinked buildings of both single and two storey, the part of the building subject to this application runs at a right angle to the road closest to the northern edge and along the route leading to school car parking at the rear of the building.

1.2 This part of the site subject to this application is to the south east corner of the building, adjacent to the parking and used as a grassed seating area and adjacent to the netball court and all weather pitch.

THE PROPOSAL 2.1 Proposed is the erection of a mobile classroom and toilet facility with a disabled access ramp and steps to the rear.

2.2 The building would measure a footprint of 9m x 7.5m x 3.2m high. Internally the space is subdivided into three compartments, the larger a classroom, a lockable store and a lobby area with two toilets. It is noted this building is currently located within another school and is intended to be transported to this site.

2.3 The applicant notes; "The applicant confirms that the mobile classrooms are required to provide personalised learning opportunities for students, as part of the school's new outreach provision. There will be no increase in student numbers at the school as a consequence of the new mobile classroom. If the scheme is approved, it is intended to bring the offsite provision currently in place for some of these students, back onto the school site. There will therefore be no impact on the current parking provision/traffic movement around the school grounds or the surrounding area".

PLANNING HISTORY 3.1 The wider school site has been subject to a number of applications over the years including creation of new facilities, alterations and extensions, erection of fencing and installation of bicycle shelters and ponds. Considered most relevant in the in the assessment of the current application is PA 20/00439/B approved for recladding across the front of the building and also 21/00469/B - External recladding of external walls with insulated render/insulated cladding.

PLANNING POLICY 4.1 The site lies within an area designated on the Peel Local Plan of 1998 as Queen Elizabeth High School and School Playing Fields. Given the works relate to the external elevations of the building only, the general standards towards acceptable development listed in General Policy 2 are most relevant in the assessment:

4.2 General Policy 2 states (in part): Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; c) does not affect adversely the character of the surrounding landscape or townscape; g) does not affect adversely the amenity of local residents or the character of the locality;

REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

5.1 German Commissioners - (03/08/23) No Objection.

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5.2 Department of Infrastructure Highway Services - No Highways Interest (21/07/2023).

ASSESSMENT 6.1 The proposed mobile classrooms are modest in scale in terms of size and height in relation to the adjacent two storey, main school building. The classrooms would be partially screened from the highway to the west and with boundary planting on the boundary and being adjacent to a car parking area, only the upper proportions could be visible. In any case, the proposals would likely be read in the context of the wider school campus, and therefore not detract from the visual amenities of its immediate surroundings.

6.2 It is noted the applicants are not looking to increase the numbers of the school placements but this accommodation would provide a solution to offer; "personalised learning opportunities for students as part of the school new outreach provision". As such the use would be intrinsically linked to the nature of the site as per the status quo and the use of the main school building. While not the preferred option in this instance given the proposed use and there will be increase in numbers, the proposals are therefore considered to be acceptable in its proposed use and the appearance from a design and visual impact perspective would be in compliance with General Policy 2 (b) & (c) of the Strategic Plan.

6.3 Given the siting of the proposal and being detached from any immediate residential properties, the proposals are considered acceptable to not result in any loss of privacy or overlooking from the building or its inherent use for academia, in compliance with General Policy 2 (g) of the Strategic Plan. No concerns have been raised by Highway Services, with the proposals not considered to result in a material impact on highway safety or parking requirements for the school.

7.0 CONCLUSION 7.1 The proposed mobile classrooms are considered to be acceptable by meeting the needs of the school to provide additional on-site teaching facilities, without detriment to the visual amenities of the locality, the amenities of surrounding residential properties or the safety and convenience of the local highway network. The proposals are deemed compliant with General Policy 2 and Transport Policies 4 and 7 of the Strategic Plan (2016), and therefore recommended for approval.

CONCLUSION 7.1 The development is in accordance with General Policy 2 and is therefore recommended for approval.

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 (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

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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 the Acting Head of Development Management 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 : 16.10.2023

Determining officer Signed : A MORGAN Abigail Morgan

Acting Head of Development Management

Customer note

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