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17/00655/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00655/B Applicant : Department Of Education And Children Proposal : Construction of a ramp and handrail to side of school entrance Site Address : Kewaigue School Kewaigue Douglas Isle of Man IM2 1QH
Case Officer : Miss S E Corlett Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
THE SITE 1.1 The site is the curtilage of Kewaigue School which lies on its own on the northern side of Kewaigue Hill (A6) opposite the buildings formerly associated with Middle Farm. The school is a large building which runs at right angles to the road looking east over a hard surfaced playground with a car park to the east of this.
1.2 The school is a typical one of its time with a pitched, slated roof with decorative ridge tiles and finials, rendered walling and large vertically proportioned windows. There are also areas of more modern flat roofed accommodation attached.
1.3 The building, particularly the southern and eastern elevations are clearly visible from the highway.
THE PROPOSAL 2.1 Proposed is the introduction of a ramped access at the northern side of the building which is furthest from the highway and not publicly visible. The ramp will make level an existing access which slopes downward with four steps back up into the building. The ramp will be supported by a brick retaining wall with a bull-nosed concrete capping on top, with galvanised steel handrails on top comprising vertical elements with a horizontal handrail atop.
PLANNING POLICY 3.1 The site lies within an area designated as Primary School on the Douglas Local Plan of 1989. As such, the general standards of development as set out in General Policy 2 of the Strategic Plan are applicable as follows, along with Community Policy 5:
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:
(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them and (m) takes account of community and personal safety and security in the design of buildings and the spaces around them.
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
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17/00655/B
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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 4.1 The site has been the subject of a number of applications for alterations to the building including mobile classrooms, replacement windows as well as extensions to the building itself. These illustrate that the building has been changed over time.
REPRESENTATIONS 5.1 Highway Services indicate that there is no highway interest in the application (19.07.17).
5.2 Douglas Borough Council raises no objection to the application (18.07.17).
ASSESSMENT 6.1 The issues in this case are whether the proposed works would adversely affect the character and appearance of the property and if so, whether these impacts would be visible and to whom and finally whether the changes would adversely affect the function of the building for those who use it.
6.2 The ramp is well designed and finished and will not adversely affect the building. It will allow easier access to the building for all and access to those who may use a wheel chair or who may struggle with steps.
6.3 It is considered that the works will enhance the function of the building with no adverse visual or other impact and the application is recommended for approval.
INTERESTED PERSON STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word ‘Department’ to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 24.07.2017
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.
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17/00655/B
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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 P-01 received on 19th June, 2017.
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 : 26.07.2017 Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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