Loading document...
==== PAGE 1 ====
19/00629/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00629/B Applicant : Department of Education, Sport & Culture Proposal : Erection of mobile classroom Site Address : Ballakermeen High School St Catherines Drive Douglas Isle of Man IM1 4BE
Planning Officer: Mr Paul Visigah Photo Taken : 25.06.2019 Site Visit : 25.06.2019 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 08.07.2019 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The mobile classroom hereby approved may remain on site until no later than 31st July 2024. After this date the area shall be returned to its previous condition and the mobile classroom removed from the site.
Reason: To ensure that the temporary school space provision does not become a permanent fixture on the site or a long-term solution, and to ensure that current educational needs are met.
C 2. Notwithstanding the submitted plan, the mobile classroom will be externally finished in a dark green colour and retained as such.
Reason: In the interests of the character and appearance of the site and surrounding area.
Plans/Drawings/Information:
This decision relates to drawing number 2019/16 -01 date stamped received on 30th May 2019.
__
Interested Person Status - Additional Persons
None __
==== PAGE 2 ====
19/00629/B Page 2 of 4
Officer’s Report
SITE 1.1 The site is the curtilage of Ballakermeen High School, St Catherine's Drive, Douglas, which lies to the west of St Catherine's Drive, and to the south-east of Westminster Drive; the main access to the school.
1.2 The site presently serves as part of the school field and forms a boundary with the existing mobile classrooms on the school compound. This site which is situated at the south- east corner of the school has a large area of playing fields on its northern fringe and backs unto St Catherine's Drive. The markings and signs on the fence along the site area show that the site is currently used as a Fire muster point for Year 7 students. The plans show the existing mobile classrooms which are situated directly adjacent to the application site.
THE PROPOSAL 2.1 The application seeks approval for erection of mobile classroom. The proposed will consist of two classrooms with stores, an entrance lobby and toilets to serve the classrooms. There is also disability access connected to the clear landing area at the entrance which measures 1.9m x 2m.
2.2 The classroom is approximately 16.97m x 7.94m x 3.2m.The stairs is will be 1m x 1.9m x 500mm both with handrail and balustrading to prevent climbing. The exterior will be clad with bonded 9mm W.B.P. Exterior decoration of water based vinyl finished textured paints will form the coating to the external walls.
PLANNING POLICIES 3.1 The site has been designated under the Douglas Local Plan Order (Map 2) 1998 as an 'Area of Buildings for Civic, Cultural and Other Special Use' (Secondary school); the site is not within a Conservation Area.
3.2 The following policies are therefore considered relevant in the consideration of this application: 3.2.1 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: (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;
3.2.2 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 3.1 There are a number of previous planning applications for extensions and alterations to the school 29 of which have been approved. There are two historical applications for the siting of mobile classrooms; 97/00273/B - Siting of mobile classroom, Ballakermeen High School, Douglas. Status: PERMITTED
10/00857/B - Erection of a double mobile classroom Status: PERMITTED
==== PAGE 3 ====
19/00629/B Page 3 of 4
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. 5.1 Department of Infrastructure (DOI) Highways Division although consulted on 11 June 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
5.2 Douglas Borough Council indicates that they do not oppose the application in the letter dated 20 June 2019.
5.3 Manx Utilities Authority although consulted on 11 June 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
ASSESSMENT 6.1 The proposed classroom facility would provide teaching spaces, adding to the existing teaching spaces within the school and as such the main issues to consider in the assessment of the application are the use of the site, the need for the proposal, the impact upon the character and appearance of the site and the impact upon the neighbouring properties.
6.2 The use of the mobile unit would be in keeping with the existing use of the site and would provide a valuable community facility. It is considered that the use of the mobile unit is in accordance with the land use zoning and would be compatible with the adjacent uses.
6.3 Mobile classrooms are often used as a temporary solution to lack of space within a school building. They are generally quite basic in appearance and have a very temporary appearance. Given that they are pre-fabricated they do not usually fit in with existing buildings in terms of the style and design. Based on the foregoing, it is vital to note that the mobile classroom proposal has not been accompanied by any written justification for its need although it is considered likely that an increased classroom capacity is needed, which, in accordance with Community Policy 5 of the IOMSP, is generally permissible subject to other concerns assessed below. The applicant has stated that there is a desire to have the mobile classroom for 10 years, this is considered above and beyond what could be classed as current or near- future need and a condition should ensure that any approval is granted for approximately 5 years. If the need is considered to remain at that point, and no proposal for alternative arrangements is forthcoming, an extension via an application to alter such a condition could be submitted.
6.4 Whilst the mobile classroom is not particularly attractive it would be sited to a secluded section of the school where its presence will not be prominent. Hence, the classroom will have very little public visual impact, being visible only from a small part of St Catherine's Drive due to the thick line of trees which lines the boundary with the highway. A review of the plans show that the new classroom block will effectively slot in to the row of mobile classrooms on that section of the school and effectively integrate into the landscape.
6.5 It is considered that the proposal will have relatively minor impact on the amenity of the surrounding area and the appearance of the site is not considered to be significantly changed to that which currently exists; since the proposal will effectively blend into the setting with the existing mobile classrooms. Moreover, the closest properties to the proposal site Nos. 54 and 56 St Catherine's Drive are more than 27m away from the proposal site.
6.6 As a result, it is concluded that the planning application does not conflict with General Policy 2 (b), (c) or (g) and Community Policy 5 of the Isle of Man Strategic Plan 2016.
RECOMMENDATION 7.1 On the basis of the above it is recommended that the planning application be approved.
==== PAGE 4 ====
19/00629/B Page 4 of 4
INTERESTED PERSON 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 Services of the Department of Infrastructure; and (e) The local authority in whose district the land the subject of the application is situated.
8.2 The decision-maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 10.07.2019
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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.
Copyright in submitted documents remains with their authors. Request removal