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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/00609/B Applicant : Bishops Barrows Charity Proposal : Erection of detached classroom unit within school grounds (retrospective) Site Address : Hopes And Dreams The Buchan Nursery Buchan School Arbory Road Castletown Isle Of Man IM9 1TD

Planning Officer: Miss Lucy Kinrade Photo Taken : 24.08.2018 Site Visit : 24.08.2018 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 28.08.2018 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The building hereby approved shall be removed and the land restored to its former condition on or before 30/09/2022 unless otherwise approved by the Department via a subsequent planning application.

Reason: The building is acceptable only for a temporary period because it meets a specific short-term need and the retention of which would have a negative impact on the visual appearance of the site and surroundings.

Plans/Drawings/Information;

This approval relates to drawing number 1 date stamped and received 13/06/2018.

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Interested Person Status - Additional Persons

NONE __

Officer’s Report

1.0 THE SITE 1.1 The application site forms the curtilage of the Buchan Primary School in Castletown. The school and its grounds are accessed from the northern side of Arbory Road and backs onto

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the residential estate Westhill. The school comprises a mix of buildings varying in size, age and appearance.

1.2 The specific building for which this application relates is a small 8.5m x 6m classroom located in the north west corner of the site.

1.3 The existing building provides a small classroom area for a children's nursery. This classroom was originally approved in 2011 for a temporary period of 5years.

2.0 PROPOSAL 2.1 The current application proposes the permanent retention of the classroom for use as part of the children's nursery.

3.0 PLANNING HISTORY 3.1 The most relevant planning application in this instance is PA 11/01057/B for erection of a temporary classroom block approved in September 2011, the officer's report for the application stated that the classroom was to be a temporary building for a period of 5 years to meet the demand of the nursery. The proposed classroom wasn't readily visible to the public and by reason of its size, design, proportion and form would have no impact on the neighbours and would be in keeping with the majority of the existing buildings within the school and therefore unobjectionable. The application was approved with a condition reflecting the 5 year temporary approval:

"This planning approval shall be valid for a period of five years from the date of erection of the temporary class room block. After this time, unless permitted by any subsequent planning approval, the class room block must be removed from the application site and the site restored back to its original state."

4.0 PLANNING POLICY 4.1 Local Area Plan - Area Plan for the South 2013: Land-use designation 'Buildings or Land for Civic, Cultural or Other use' specifically here the site is designated as Primary School (PS).

4.2 The following policies of the Area Plan for the South (APS) and Isle of Man Strategic Plan 2016 (IOMSP) are particularly relevant in the case of this application.

Area Plan for the South 2013:

Community Facility Proposal 1: "It is proposed that the site currently occupied by the Buchan School is retained for educational purposes. Should the use for education no longer be required, a residential use would be considered appropriate, but not before proper assessment as part of the review of residential allocations in Castletown."

IOM Strategic Plan 2016:

General Policy 2: 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:

a) is in accordance with the design brief in the Area Plan where there is such a brief; 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; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including watercourses;

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e) does not affect adversely public views of the sea; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) does not affect adversely the amenity of local residents or the character of the locality; h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) does not have an unacceptable effect on road safety or traffic flows on the local highways; j) can be provided with all necessary services; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) is designed having due regard to best practice in reducing energy consumption.

Community Policy 5: "Permission will generally be given for proposals to improve or extend existing schools and institutions of higher education and to build new schools, subject to their being sited and designed in accordance with the other policies of this plan, having particular regard to the potential for community use of the buildings and the associated Open Space."

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

Castletown Commissioners o No comments made at the time of writing the report (14/08/2018)

Department of Infrastructure (DOI) Highways Division o DNO - Do Not Oppose (dated 23/07/2018) o There would be no changes to the existing site access and parking arrangements as a result of the proposals. There should be no increase in the number of children, traffic movements and parking demand as the classroom is already in use. Therefore, no new highway issues should arise.

6.0 ASSESSMENT Principle 6.1 The use of the structure as a children's nursery was accepted and approved under PA 11/01057/B its continued use is therefore complementary to the established use of the site and is not likely to bring about any new impacts to warrant a concern.

Visual Impact 6.2 That aside the existing structure was approved as a temporary classroom block for a period of five years as requested by the agent. Its design and appearance reflects this temporary nature. While there is no evidence to suggest that the use of mobile classroom reflects the quality of education undertaken within it, the temporary design of the structure can overtime degenerate and become physically worm thus having an impact on the overall appearance of the site and its setting. Although there are a number of incongruous flat roof and PVC clad structures and extensions visible throughout the site which detract from the quality of the remaining traditional buildings, it should not be sought to make this worse by replicating or mimicking through the permanent retention of the temporary classroom block. Impact on Public and Neighbours 6.3 The structure remains largely hidden from public view due to its location towards the rear of the site and as there are no proposed changes to the structure other than its proposal to retain permanently, it is unlikely to generate any new impacts on neighbouring living conditions.

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Future of the site 6.4 During a telephone call on 28/08/2018 the agent for the application explained that the reason as to why a scheme had not been brought forward for a more permanent structure was due to the future plan for the schools relocation to a new development within the grounds of King William College. The site of the Buchan no longer being required for educational purpose and being developed for residential use in line with Area Plan for the South 2013 Community Facility Proposal 1. Although the agent indicated that this was early stages and no time frame set that the monetary cost to build a new permanent classroom block to replace the temporary structure would not be viable in the long run.

7.0 CONCLUSION 7.1 It is considered that the permanent retention of the structure would have a negative impact on the visual appearance of the site contrary to General Policy 2 (b) and would not result in an improvement to the site in line with Community Policy 5.

7.2 However, minded of the required need for the classroom and the specific circumstances of the site, it is considered acceptable and appropriate to approve the application subject to a suitably worded condition allowing the temporary use of the structure for a further 4 years. After which any further retention would have to be subject to a subsequent planning application and appropriate assessment.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.

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 in Article 6(4) who should be given Interested Person Status. __

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 28.08.2018

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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