Planning Officer Report

Case Officer: Mr Steve Stanley Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

Introduction

1. This application seeks permission to construct a canopy on the front elevation of an existing Primary School situated within Douglas.

The Site

1. The application site is the curtilage of Ballacloan School, Demesne Road, Douglas. The school is located on the north western side of the road, directly opposite D.M.S. To the south western side of the building is a playground area. The school building is set back from the road by approximately 8 metres and is bounded by a stone wall with railings above.

The Proposal

1. This application seeks approval for the construction of a canopy to the front elevation of the building to provide a 'safe play' area. The canopy would have an arched roof constructed from polycarbonate mounted on a steel frame. The maximum height of the canopy would be approximately 3.5 metres. The area covered by the structure would be approximately 26 sq.m.

Development Plan Policies

1. The Isle of Man Strategic Plan 2007 and the Douglas Local Plan collectively form the Development Plan for this area of the Island. The application site is located within an area identified by the Douglas Local Plan as being an Area of Buildings For Civic, Cultural _ Other Special Use, in this case PS - Primary School. The Strategic Plan contains the following which are relevant to this proposal:

Paragraph 10.10.1 states:

"Schools play an important role as a focus for community activity, providing not only schooling for children but also adult education, sports facilities, and cultural and social opportunities. This is especially true in our smaller villages. The continued viability and accessibility of village schools will therefore be one of the more important criteria to which the Department has regard when preparing new Area Plans. In the preparation of Area Plans, the Department will consult with the Education Department on such criteria. Also, an increasing population, and changes in the profile and distribution of the population, are leading to demand for new and extended schools. Accordingly, the following policy is appropriate:"

Application No.:	11/01651/B
Applicant:	Department Of Education & Children Works Division
Proposal:	Erection of a canopy to safe play area
Site Address:	Ballacloan School
	Demesne Road
	Douglas
	Isle Of Man
	IM1 3DX

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."

Planning History

1. The following previous planning application is considered relevant to the determination of this proposal:

06/00104/B - Construction of access ramps and step to facilitate access for the disabled. Permitted.

Representations

1. The Highways Division of the Department of Infrastructure has not commented on this application.

1. Douglas Corporation does not oppose this application.

Assessment

1. The key issues to be assessed in the determination of this application are the impact of the development upon the streetscene and upon the amenity of adjacent properties.

1. The existing building is used as a school and it is to be expected that alterations will be proposed to facilitate this use. The site is not within a Conservation Area and this section Demesne Road is largely characterised by commercial buildings. The school building is perhaps one of the more attractive within this section of the street however it is set back from the road and bounded by a wall with railings. The proposed structure would appear as a modern addition to the building. Its lightweight structure would allow views through to the existing section of the facade behind the canopy. It is judged that the need for the canopy structure coupled with the limited impact that it would have upon the streetscene render the proposal acceptable in terms of impact upon the character of Demesne Road.

1. In terms of adjacent residential properties, No. 44 is the closest to the application site. This is a substantial end terrace property located further along Demesne Road on the same side as the school. The canopy is of a size that would allow covered outdoor learning or play which cold result in more concentrated noise levels. However given that the canopy would be used during school times and is close to a reasonably busy road, it is unlikely that residential amenity would be affected unduly by what is proposed. It is judged that there is sufficient distance between the site of the proposed canopy and No.44 to prevent any unacceptable adverse impact from arising.

Recommendation

1. Permit.

Party Status

1. It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

Douglas Corporation

1. Accordingly the following parties are not granted Interested Party Status:

The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 11.01.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the erection of a canopy to safe play area, Ballacloan School, Demesne Road, Douglas as shown by Drwg 01, Drwg 02 and Drwg 03 received 29th November 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 11/1/12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : _________________________ Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager