DEC Officer Report

Application No.: 19/00402/B Applicant: Department Of Education, Sport And Culture Proposal: Erection of extension on part of existing terrace on first floor Site Address: Ballakermeen High School St Catherines Drive Douglas Isle Of Man IM1 4BE Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.06.2019 _________________________________________________________________

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.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawings reference numbers 18/2689/01 and 18/2689/02 all received on 3rd April 2019. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of Ballakermeen High School, Off St Catherine's Drive, Douglas. The school is established and has been the subject of a substantial number of alterations and additions since its original construction. St Catherine's Drive runs to the South East of the site, skirting the edge of the school playing fields. A vehicular access to the school

• is provided from Westminster Drive. The majority of parking is provided on the roadway that intersects the playing fields and the main school building.
• 1.2 The school is situated in a built-up residential area, surrounded by housing on all sides.

2.0 THE PROPOSAL - 2.1 The application seeks approval for erection of extension on part of existing terrace on first floor. The works are essentially an infill form of development which results in moving the existing large glazed wall forward by 3.5m resulting in a larger internal spaces and reduction in the external terraced area.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject to various modifications over the years; however, none are considered relevant in the determination of this application.

4.0 DEVELOPMENT PLAN POLICIES - 4.1 The application site is within an area zoned as "Area of Building for Civic, Cultural and Other Special Use (Secondary School)" under the Douglas Local Plan. - 4.2 The Isle of Man Strategic Plan 2016 contains two policies which are considered specifically material to the assessment of this current planning application - 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;

4.3 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."

5.0 REPRESENTATIONS - 5.1 Douglas Borough Council do not oppose the application (26.04.2019). - 5.2 Department of Infrastructure Highway Services comment there are no highway implications (01.05.2019).

6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are: (i) the impact of the proposed development on the character and appearance of the existing building, (ii) the impact of the proposal on the neighbouring properties. - 6.2 The general principle of the proposed development is considered to be acceptable on the basis that the proposed development is related to the genuine operation and needs of the school. This is generally in line with the provisions for development within existing school sites under Community Policy 5 of the Isle of Man Strategic Plan 2016. - 6.3 In terms of the general size and design of the works building, the proposed extension is considered to be of an appropriate form and design to fit in with the existing building.

6.4 The application site is surrounded by existing residential properties and to some extent those living within those surrounding properties will be used to the impacts of living in close proximity to a school and there needs to be a reasonable acceptance of the impact on private living conditions which residing in close proximity to a school can entail. It is considered that the proposed extension is of sufficient distance from the nearest existing residential properties on Westminster Drive so as not to cause undue harm through overlooking, overshadowing, overbearing or loss of light.

7.0 CONCLUSION - 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), 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.

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 the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 04.06.2019 Determining officer Signed : J CHANCE Jennifer Chance Director of Planning and Building Control

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