153082 — 17/00501/B | Planning Portal IoM | Isle of Man Planning Portal

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                                                 17/00501/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/00501/B Applicant : Bishops Barrow Charity Proposal : Alterations and erection of a first floor extension to provide additional toilet, changing and shower facilities Site Address : Sports Facilities King Williams College Grounds King Williams College Castletown Isle of Man IM9 1TP

Case Officer : Miss S E Corlett Photo Taken : 16.05.2017 Site Visit : 16.05.2017 Expected Decision Level : Officer Delegation

Officer’s Report

THE SITE 1.1 The site is the curtilage of the complex of King William's College, a group of buildings which provide private educational facilities. Some of the buildings within the site are Registered (RB 185) but these do not include the building which is the subject of the current application. Many of the buildings on site are of significance architecturally and some are more modern, including the sports complex which is the subject of the current application. This mass of building has a mix of flat roofing, gable and hipped ends and a variety of finishes. The building accommodates a sports hall, swimming pool, squash courts and school class rooms, a shop and administrative space.

THE PROPOSAL 2.1 Proposed is the demolition of a small single storey, flat roofed section of the existing building alongside the swimming pool and which accommodates changing rooms, and the erection of a larger structure in its place to provide changing facilities and showers over two floors. The existing structure has a footprint of 12.5m by 8.5m and the proposal will be very similar albeit with a second floor of accommodation above. The existing building is 3.5m tall: the proposal is 5m to the eaves and 6.2m to the ridge and the building will follow the roof profile of the swimming pool behind. An existing external door will be blocked off and a window put back in its place. The building will be finished in either new or refurbished horizontal timberwork or Cedral cladding with vertical cladding on the first floor. The extension will have high level windows appropriate to a sports facility. The roof will be finished in light grey coloured single ply membrane.

2.2 The applicant has also requested that whilst the extension is being constructed, could they re- finish the existing swimming pool roof in the same ply membrane finish, as the condition of the existing roof is such that it needs replacing.

PLANNING POLICY 3.1 The site is designated as Building or land for civic, cultural or other use - College on the Area Plan for the South. The Plan makes a number of references to the need to preserve the setting and distinctiveness of King William's College, but this does not refer to the building which is the subject of the current application. As the proposed use accords with the land use designation, the following Strategic Plan policies are considered relevant:

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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; (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 water courses; (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.

PLANNING HISTORY 4.1 The site has been the subject of a considerable number of applications, very few of which relate to this current building. Planning approval was granted for the rebuilding of the block under 11/01212/B but has not been implemented.

REPRESENTATIONS 5.1 Castletown Commissioners have indicated that they are in support of the proposal and have no objection to the replacement of the existing roof as part of the works (16.05.17).

5.2 Highway Services indicate that they do not oppose the application (31.05.17).

ASSESSMENT 6.1 The works are in respect of a building which is of very mixed form, mostly modern and basic structures finished in timber cladding which contrasts with the older, more distinguished and interesting buildings on the site. What is proposed will simplify the building and remove an area of flat roofing and the proposal to finish the existing pool roof with the same material as the extension will assist this even further.

6.2 The proposal is considered to enhance the appearance of the building which is in the midst of an important collection of structures and 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;

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(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: 12.06.2017

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.

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.

C 2. For clarification, this approval includes the re-roofing of the existing swimming pool to match that on the new extension.

Reason: To clarify the extent of the approval.

C 3. If the external boarding is not to be timber or timber coloured (ie brown) its colour must be approved by the Department prior to any application on site.

Reason: to ensure that the external finish is appropriate to the context of the building.

This approval relates to drawings 01, 02, 03 and 04A received on 4th May, 2017 and the additional roofing works described in the agent's e-mail of 16th May, 2017.

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: 15.06.2017

Determining officer

Signed : C BALMER

Chris Balmer

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Senior Planning Officer

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.

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                                                 17/00501/B
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PLANNING COMMITTEE DECISION 15.06.2017

Application No. :

17/00501/B Applicant : Bishops Barrow Charity Proposal : Alterations and erection of a first floor extension to provide additional toilet, changing and shower facilities Site Address : Sports Facilities King Williams College Grounds King Williams College Castletown Isle Of Man IM9 1TP

Presenting Officer : Miss S E Corlett (correct manually if not the case officer)

Addendum to the Officer’s Report

Reason for Refusal/Conditions of Approval Delete as appropriate