14 July 2020 · Delegated - Principal Planner (Sarah Corlett)
Ballaquayle Infants School, Thorny Road, Douglas, Isle Of Man, IM2 5ee
The proposal involves constructing a modest 40sqm wooden outdoor classroom with a tiled pitched roof, measuring approximately 8m wide, 5m deep, and 3m tall, at the northeast corner of the school's existing outdoor garden/learning/playing area surrounded by tall hedges and containing two tall trees.
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The principle of providing additional school facilities on a designated primary school site is acceptable per Community Policy 5 of the Isle of Man Strategic Plan 2016, which generally permits school …
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design (b), not adversely affect townscape character (c), incorporate trees/topography (f), protect resident amenity/locality character (g), avoid unacceptable highway impacts (i), and ensure safety/security (m). Officer assessed the modest scale, wood/tile materials, partial screening by hedges, and location in existing garden area as compliant, with low visual impact on streetscene and acceptable daytime noise.
Community Policy 5
Generally permits proposals to improve/extend existing schools, subject to siting/design per other policies and regard to community use/open space. Principle accepted for additional outdoor teaching space on school site; minor play space loss balanced against need, with safe access and low impacts on amenity/highways.
Time limit
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.
Tree protection
The protection measures and construction methods detailed in the Tree Survey and Report submitted in support of the application shall be adhered to in full. No retained tree shall be cut down, uprooted, or wilfully destroyed during the development phase and thereafter within 5 years from the completion date, other than in accordance with the approved plans and particulars or as may be permitted by prior approval in writing from the Department. Reason: For the best interest of tree protection.
does not oppose this application
does not oppose this application under the condition that the Tree Protection Plan shall be fully implemented and retained for the duration of the construction process
One public objection regarding incorrect site boundary on layout plan, DEFA Forestry recommends conditional approval with tree protection measures, and DOI Highways Division does not oppose.
Key concern: layout plan incorrectly includes neighbouring property as part of school site
Garey Ashen
ObjectionI wish to object to this application as the layout plan is incorrect.; This indicates that part of our property has, without our consent, been classed as part of the school's area.; The layout plan submitted against application 14/01335/B correctly shows the school's area but in this application they have incorrectly marked a triangle section of our land as relating to the school.
DEFA Forestry
Conditional No ObjectionTo protect adjacent trees on the site, if this application is approved I recommend that you apply the following condition:; Reason: To ensure that trees marked for retention are adequately protected, in the interests maintaining the amenities of the area and to ensure the visual impact of the development is mitigated.
Conditions requested: Prior to the commencement of the development hereby approved, the protective measures detailed in the Tree Protection Document (drawing TP-26916v2), prepared by CCJ Group and submitted in support of the application on 19th March 2020, shall be fully installed and implemented and retained for the duration of the construction process.
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; DNO on 24.04.2020; Conditions (if any) DNO
