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                                                 15/01293/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/01293/B Applicant : Department Of Education And Children Proposal : Alterations and extension to K Block to provide additional boys toilets, staff room facilities and a languages classroom Site Address : Ballakermeen High School St Catherines Drive Douglas Isle Of Man IM1 4BE

Case Officer : Mr Jason Singleton Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Officer’s Report

APPLICATION SITE 1.1 The application site is the curtilage of Ballakermeen High School, Off St Catherine's Drive, Douglas. The school is established and has been the subject of a substantial number of alterations and additions since its original construction. St Catherine's Drive runs to the South East of the site, skirting the edge of the school playing fields. A vehicular access to the school is provided from Westminster Drive. The majority of parking is provided on the roadway that intersects the playing fields and the main school building.

THE PROPOSAL 2.1 Proposed is the erection of an extension to K-block to provide additional toilets, classroom and staff facilities. The extent of the works is located to the North West Elevation of the building and would be to infill between the swimming pool and K-Block. The extension would be 3 stories high and match into the existing height of K-Block and finished to match the existing facing brick of those buildings around it. The extension measurers 6.2m(w)x10.0m(h)x10.0m(l) and would be set back from the northern face of K-block and would be in line with the existing high school building. The location of the works makes it very difficult to see from a public vantage point along Westminster Drive or from those properties that back onto the school.

2.2 The use of the extension is to accommodate an increase in boys toilets, extended staffroom and additional classroom.

PLANNING HISTORY 3.1 The application site has been the subject to various modifications over the years. The most relevant to the location of this proposed application would be 14/00439/B - Installation of replacement windows, replacement timber fascia board, alterations to flat roof and new external box gutter. Approved.

DEVELOPMENT PLAN POLICIES 4.1 The application site is within an area zoned as "Area of Building for Civic, Cultural and Other Special Use (Secondary School)" under the Douglas Local Plan.

4.2 The Isle of Man Strategic Plan 2007 contains two policies which are considered specifically material to the assessment of this current planning application - General Policy 2 states:

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                                                 15/01293/B
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"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;

4.3 Community Policy 5 states: "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."

REPRESENTATIONS 5.1 Douglas Borough Council and Department of Infrastructure Highway Services indicate that they do not oppose the application (27.11.15 and 31.12.15).

ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are: (i) the impact of the proposed development on the character and appearance of the existing building, (ii) the impact of the proposal on the neighbouring properties.

6.2 The general principle of the proposed development is considered to be acceptable on the basis that the proposed development is related to the genuine operation and needs of the school. This is generally in line with the provisions for development within existing school sites under Community Policy 5 of the Isle of Man Strategic Plan 2007.

6.3 If we consider the general size and design of the building, due to topography, positioning and surrounding properties, the school buildings that make up Ballakermeen High School have a relatively low visual presence from publicly accessible viewpoints within the surrounding area. The position of the proposed extension on the north elevation of the existing main school building is even less conspicuous and it is likely that any public views of the proposed extension will be very limited if any at all. Irrespective of that, the proposed extension is considered to be of an appropriate form, design and massing to fit in with the existing building. The overall height and finish of the proposed extension is to match that of the existing building.

6.4 The application site is surrounded by existing residential properties and to some extent those living within those surrounding properties will be used to the impacts of living in close proximity to a school and there needs to be a reasonable acceptance of the impact on private living conditions which residing in close proximity to a school can entail. It is considered that the proposed extension is of sufficient distance from the nearest existing residential properties on Westminster Drive so as not to cause undue harm through overlooking, overshadowing, overbearing or loss of light.

RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2007 and is recommended for approval.

INTERESTED PERSON STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.

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                                                 15/01293/B
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Recommendation

Recommended Decision:

Permitted Date of Recommendation: 04.01.2016

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to the following drawings date stamped 25th November 2015; 15/2448/20 15/2448/21 15/2448/22 15/2448/23A 15/2448/24A 15/2448/25A 15/2448/26A 15/2448/27 15/2448/28A 15/2448/29A 15/2448/37

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 06.01.2016

Determining officer

Signed : C BALMER

Chris Balmer

Senior Planning Officer

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