21 January 2025 · Delegated - Principal Planner (Chris Balmer)
Jackson House, King Williams College, King Williams College Grounds, Castletown, Isle Of Man, IM9 1tp
The proposal involves minor external alterations to Jackson House and Stenning Building at King William's College in Castletown, including a freestanding steel canopy below eave height on the south elevation of Jackson House for sheltered play, louvred ventilation grilles integrated into existing openings on both build…
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The officer determined that the proposals comply with General Policy 2 as they respect the site and surroundings in terms of siting, layout, scale, form, design and landscaping, without adversely affe…
General Policy 2
Requires development in land-use zoning to respect site/surroundings in siting, scale, design, landscaping; not adversely affect landscape/townscape character, residential amenity, provide safe access/parking, reduce energy use. Officer assessed external alterations (canopy below eaves, integrated louvres, landscaping) as enhancing utilitarian school buildings without harming landscape, Registered Building setting or amenity; canopy not visible externally; landscaping improves biodiversity and play.
Community Policy 5
Permits school improvements/extensions if sited/designed per other policies, considering community use and open space. Officer found principle acceptable as site is existing college (education Class 4.2); no change of use needed for Buchan School relocation; landscaping provides high-quality open space for play/learning.
Environment Policy 4
Protects species/habitats from unacceptable development impacts. Officer noted Ecosystem Team no objection; 2 trees removed but mitigated by new planting; bat box for crevice species before felling Tree 6300 (potential roost); lighting per bat guidance.
Time limit
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Landscaping scheme
The soft landscaping of the site shall be carried out in accordance with the approved details as shown on approved Drawing No. TBS-ITR-XX-00-DR-L0001 Rev P04. The approved scheme shall be carried out and fully completed within the first available planting season following the date of this permission. Thereafter, any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size on a like for like basis. Reason: To ensure the provision of an appropriate landscape setting to the development.
Tree protection
No retained tree as shown on the approved Tree Protection Plan, Drawing No. OTP-010924, shall be cut down, uprooted, destroyed, or damaged in any manner during the construction phase and thereafter, within five years from the date on which the development first comes into operation. In the event that a retained tree become damaged or otherwise defective, the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented. Reason: In order to safeguard the landscape character and appearance of the area and in the interest of biodiversity.
External lighting
No external lighting, including security lighting, shall be installed during the construction and operational phases of the development hereby approved other than in accordance with details that have previously been submitted to and approved in writing by the Department. The scheme shall accord with the recommendations outlined in the BCT and ILP Guidance Note 8 Bats and Artificial Lighting (12 September 2018), or any subsequent version. Reason: In order to mitigate potential harm to bats.
Bat box installation
Prior to the removal of any tree on the site, as indicated on approved Tree Removal Plan, Drawing No. TR-310824, a bat box suitable for crevice dwelling species shall be installed on a tree within the site. The siting and specification of the bat box shall have first been submitted to and approved in writing by the Department. Development shall be carried out in accordance with the approved details and thereafter so maintained. In order to enhance habitat on the site pursuant to Environment Policy 4 of the Strategic Plan.
Broadly supportive, content if Highways satisfied with traffic arrangements considering additional school movements.
No objection but requested further information on parking, pedestrian crossings, cycle/scooter parking.
No issues with proposed modifications regarding flight safety.
No objection; new planting mitigates tree loss; supportive of wildlife-rich spaces; bat box required.
Highways requires further information on accessibility, parking, and pedestrian routes before recommending; Ecosystem Policy Officer has no objection subject to specific landscaping, tree protection, bat mitigation, and lighting conditions; Airfield Operations registers interest …
Key concern: Further information required on pedestrian routes, parking, and accessibility by Highways
Department of Infrastructure Highways Development Control
No CommentFurther information, considerations and plans required; The Applicant should address the Accessibility and Parking section comments above and respond accordingly
Conditions requested: Planning Conditions to be proposed after appropriate further information and revisions proposed
DEFA Ecosystem Policy Officer
Conditional No ObjectionNo Objection subject to condition; Thorough checks for roosting bats must be made prior to tree felling
Conditions requested: The soft landscaping to be undertaken in line with the Landscape Masterplan (Drawing No. TBS-ITR-XX-00-DR-L0001 Rev P04), with the standard condition for the replacement of any planting that dies or becomes damaged within 5 years; The development to be undertaken in line with the measures contained in the Outline Tree Protection Drawing (Drawing No. OTP-010924); A bat box suitable for crevice dwelling species is installed on tree to be retained, prior to tree felling; No external lighting to be installed unless a sensitive low level lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to Planning and approved in writing
Airfield Operations Officer
No CommentNo issues with the proposed modifications to the buildings with regard to flight safety; The airport would like to register as an interested party
Castletown Commissioners
SupportMy Board is broadly supportive; There is an opportunity to review the traffic management arrangements; If Highways are satisfied with the proposed arrangements... then my Board is content
