181631

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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/01229/B Applicant : Department Of Education, Sport & Culture Proposal : Creation of a secure bin enclosure to the rear of the School Site Address : QEII High School Douglas Road Peel Isle of Man IM5 1RD

Planning Officer: Miss Lucy Kinrade Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 03.01.2019 __

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.

N 1. The applicant and agent are reminded that it is an offence under Schedule 8 of the Wildlife Act 1990 to introduce, cause to grow or to spread Japanese Knotweed.

Plans/Drawings/Information:

This approval relates to drawing numbers 01 and 02 date stamped and received 22/11/2018.

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Interested Person Status - Additional Persons

none __

Officer’s Report

1.0 APPLICATION SITE 1.1 The application site is the curtilage of QEII High School, Douglas Road, Peel which is located on the northeast side of the Douglas Road and southeast of Peel town centre.

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1.2 The school is a large building encompassing modern elements and with a sports hall, outdoor tennis courts, playing fields and a football sized synthetic pitch all within its curtilage.

1.3 Towards the rear of the school is an existing area of car parking. Along the north eastern boundary and adjacent to the car parking is a small triangular shaped parcel of land which is currently grassed.

2.0 THE PROPOSAL 2.1 Proposed is the creation of an enclosed bin store within part of the existing triangular grassed area. This bin store is to be around 9m long x 9m at its widest point. The bin store is to be finished with a concrete apron base and enclosed in 2030mm high "Zaun's Duo® Sports range high mesh panel fencing" finished in a powder coat green to match the existing fencing around the school grounds.

2.2 The proposed fence is to be set back slightly form the car parking areas and a set of gates to match the fencing are proposed to be installed to allow a maintenance access corridor running west to east through the proposed bin store.

3.0 PLANNING HISTORY 3.1 There have been a number of previous applications the most relevant in the case of this application is PA 15/00225/B for the erection of fencing and gates similar to that proposed now within the extents of the school grounds, this fencing was approved in 2015.

4.0 PLANNING POLICY 4.1 The application site is identified as QEII High School and school playing under the Peel Area Plan 1989. Given the land use designation it is appropriate to consider Community Policy 5 and General Policy 2 of the Isle of Man Strategic Plan 2016:

4.2 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."

4.3 General Policy 2 "Development which is in accordance with the land use zoning and proposals in the 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; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them"

5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Peel Town Commissioners o No objection (13/12/2018)

5.2 Department of Infrastructure (DOI) Highways Division o no comments received at the time of writing the report (dated 27/12/2018)

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5.3 DEFA - Ecosystem Policy Officer - Comments (18/12/2018) - there have been reports of Japanese knotweed on or near the site, and if present on the site should be removed as part of these works.

6.0 ASSESSMENT 6.1 Proposed is the creation of an enclosed bin store within the existing school grounds. The works are to be sited within an existing grassed area not currently used for any other purpose at present. The development includes the provision of a concrete apron and the installation of 2m high fencing and gates for access. The development will not result in the loss of any parking nor is it expected to result in any new highway safety issues. 6.2 This area of the school is relatively well screened from the main road and from surrounding properties; views of the site are only likely from within the school grounds where there is already an established use of the proposed fencing. The proposed bin store is in keeping with the general character of the site and where there is an expected use and need of waste and recycling bins. While it is not expected that the proposal will result in any adverse visual impact on the general character and appearance of the site, it is considered that the benefits of the development on the day to day running and operation of the school would be sufficient enough to outweigh any concerns for the loss of the grassed area or on the visual amenity of the site.

6.3 DEFA Ecosystems Policy Officer has commented on the application stating that Japanese knotweed has been identified on or near the area of the site and should be removed as part of this application. The requirement for its removal as part of this application would not be reasonable or relatable to the proposed development and a condition could not be added, although a note reminding the applicant that the introduction, cause to grow or spread of Japanese Knotweed is an offence under the Wildlife Act 1990.

7.0 CONCLUSION 7.1 For the above reasons the proposal is considered to comply with CP5 and GP2 of the Isle of Man Strategic Plan 2016 and therefore 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.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __

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I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date : 04.01.2019

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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