Officer Report

Application No.: 17/00583/B Applicant: Department Of Education & Children Proposal: Installation of single storey timber cabin for educational purposes Site Address: Ashley Hill School Ashley Road Onchan Isle of Man IM3 3LA Case Officer : Mr Steve Butler Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of Ashley Hill Primary School, Ashley Road, Onchan. The area of land identified within the curtilage of the application site includes the main single storey building, but also the playing fields to the east and west of the site. The main school buildings are situated to the northern side of the properties on Laurel Avenue. The main school building is single storey, and appears to have had a number of single storey extensions in the past.

2.0 PROPOSAL - 2.1 The application seeks approval for the installation of single storey timber cabin for educational purposes. The proposed building which has a appearance of a log cabin, has a overall depth and width of 4 metres and a height of 2.7 metres. The proposal would be located adjacent to the eastern car park within the site.

3.0 PLANNING HISTORY - 3.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.

4.0 REPRESENTATIONS - 4.1 Onchan Commissioners have recommended that the application be approved (received on 14.06.2017). - 4.2 DOI Highway Services have confirmed the proposal has no highway implications (29.06.2017).

5.0 PLANNING POLICY - 5.1 The application site is in an area zoned as "Primary School" identified on the Onchan Local Plan 2000. It is appropriate to consider General Policy 2 and Community Policy 5 of the Isle of Man Strategic Plan (20th June 2007). - 5.2 General Policy 2 states: "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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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."

5.3 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."

6.0 ASSESSMENT - 6.1 The proposal is in accordance with the land-use zoning of the relevant Local Plan. - 6.2 The proposal would be very modest building which would have little or no visual impact upon the street scene, given the roadside boundary consists of a Manx sod bank (appx 2m in height) and the proposals size and setback position from the highway. Accordingly, it is considered the proposed building is appropriate. - 6.3 No concerns have been raised by DOI Highway Services or the Local Authority, and no objections have been received.

7.0 RECOMMENDATION - 7.1 It is considered that the proposal would be comply with the relevant planning policies of The Isle of Man Strategic Plan and Onchan Local Plan, for the reasons set out in this report, it is recommended that the application be approved.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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) The Highways Division of the Department; 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: 10.07.2017 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.

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 Drawing No. 01 and the photograph showing the "Linus" received on 30th 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: 10.07.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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