Planning Officer Report

Planning Officer Report And Recommendations {{table:19752}} {{table:19751}}

Officer's Report

Introduction

1. This application seeks permission to erect a two storey extension with revised road and parking layout at Isle of Man College, Douglas.

The Site

1. The application site is the curtilage of Isle of Man College, Homefield Road, Douglas. The site is large and is occupied by the cluster of buildings which form the College. It also provides parking which is generally around the edges of the site. This application proposes development that would be focussed in the south west corner of the site.

1. The closest existing dwellings to this portion of the site are properties on the northern side of School Road. Numbers 37, 39, 41 and 43 have rear gardens which face towards the development site. The closest of these properties to the proposal is No 43 which would be set approximately 30 metres from the entrance to the proposed extension.

The Proposal

1. This application seeks approval for the erection of a two storey extension with a revised road and parking layout. The application is supported by a Design and Access Statement which explains that the proposal aims to provide a modern flexible teaching facility that integrates with the Isle of Man College to serve the changing roll and needs of students with learning difficulties. The facility is predominantly intended for the 16 to 18 years of age group. The accommodation is proposed over two storeys with the lower ground floor providing the main external access into the unit and facilities for student with more profound and multiple learning difficulties. The ground floor is intended to cater for students with severe learning difficulties and autistic spectrum disorders. The building has been designed with an internal layout that would support social enterprise activities in order to teach life and work skills.

1. The building has been designed so that in the future it would be possible to accommodate a further second storey extension (subject to planning permission) at a later date. The statement sets out that whilst lower than the building to which it would be attached, the extension maintains similar proportions and individual elements such as doors and windows have been design to reflect those on the existing building. Vertical columns have been used to further reflect the appearance of the existing

building. A sensory garden area is proposed at the entrance in an effort to soften this part of the development. A new drop off point is proposed at this location. This is stated to be a safe location off the main vehicular thoroughfare for the transfer of students to and from the facility. Footpaths are to be created around the building for pedestrians.

Development Plan Policies

1. The application site is located within an area that is designated by the Douglas Local Plan as Area of Buildings For Civic, Cultural & Other Special Use, specifically Education use. The following policies of the Isle of Man Strategic Plan, the following are judged to be relevant:

General Policy 2, which 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."

Community Policy 5, which 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."

Planning History

1. The site has been the subject of a number of previous planning applications. Of specific relevance is PA 09/00145/A which sought approval in principle for a phased development to expand the Isle of Man College including the construction of a link

road to, and buildings on, the former Glencrutchery Special School site. The development included a first phase which was for a Special Needs Unit which was in the position of this current proposal. The application was permitted 12.5.2009 and Condition 4 of the approval required the first reserved matters application to be submitted within 2 years. No applications were submitted and as such the approval lapsed on the 12th May 2011.

Representations

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

1. Douglas Borough Council does not object to this application.

1. The Manx Electricity Authority has provided an advisory note relating to overhead lines and/or underground cables.

Assessment

1. The key issues to be assessed in the determination of this application are the impact of the proposed development upon the amenity of adjacent properties, the impact of the development upon the surrounding area and highway issues.

Impacts upon adjacent properties

1. The properties that are most likely to be affected by the proposed development are 37, 39, 41 and 43 School Road. All of these properties are set more than 35 metres from where the main section of the extension would be sited. Taking into account the design of the building and the mutual relationship between it and the existing dwellings, it is judged that the proposal would not undermine existing amenity in any way that would warrant the refusal of the application.

Impacts upon the surrounding area

1. The extension would be visible from Homefield Road. Its size, position and design would result in it appearing subservient to the main building. It is considered that the character and appearance of the surrounding area would not be adversely affected by this proposal.

Highways issues

1. The proposal incorporates a dedicated drop-off point for students along with a redesigned car park area. These aspects of the scheme are judged to be positive changes that will make the building more accessible to all users without undermining highway safety. It is concluded that the development does not raise any unacceptable highway issues.

Recommendation

1. Permit.

Party Status

1. The Local Authority is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status.

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

The Manx Electricity Authority has not raised any material planning considerations.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 12.06.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 approval relates to the erection of a two storey extension with revised road and parking layout, Isle of Man College, Homefield Road, Douglas as shown by 01 rev B, 20, Rev J, 50 Rev A, 100 Rev J, 101 Rev J, 102 Rev J and 200 Rev J all received 27th April 2012.

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: 12.6.12

Determining officer (delete as appropriate)

Signed: Samuel Anthony Holmes Senior Planning Officer

Signed: Samuel Michael Gallagher Director of Planning and Building Control Signed: Jennifer Chance Development Control Manager