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Application No.: 24/90953/B Applicant: King William's College And The Buchan School Proposal: Installation of a steel canopy to Southern elevation of Jackson House and louvred grilles to both buildings for the creation of a primary school, landscaping works to provide playground facilities and erection of boundary fencing Site Address: Jackson House And Stenning Building King Williams College King Williams College Grounds Castletown Isle Of Man Planning Officer: Russell Williams Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 20.01.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Reason: In order to safeguard the landscape character and appearance of the area and in the interest of biodiversity.
The works will not give rise to any adverse impacts upon visual amenity, the character or appearance of the landscape or the setting if nearby Registered Buildings. The proposals will improve the quality of educational provision on the Island and overall the development complies with General Policy 2 and Community Policy 5 of the Isle of Man Strategic Plan (2016).
This decision relates to the following plans and drawings, date stamped received on 16 September 2024:
Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Department of Infrastructure - Airport Operations No objection and comments do not relate to material planning considerations to the operational development proposed. Department of Infrastructure - Highway Services No objection and comments/request for further information do not relate to material planning considerations to the operational development proposed. Castletown Commissioners No objection and comments do not relate to material planning considerations to the operational development proposed.
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 King William's College is located in Castletown, situated towards the south of the island. The site overlooks the coast to the south, borders the airport to the north and east and a residential development to the southwest. The school has a large amount of open space currently used as playing / sports fields & grassland. - 1.2 Jackson House is currently used as the medical centre and boarding accommodation. Under the proposed scheme this building would become teaching accommodation and would be reconfigured internally to suit the required layout. - 1.3 Stenning Building is currently used as teaching accommodation and would continue to be used for teaching under the proposed scheme. - 1.4 The main building along with some outbuildings were designated as a registered Building under the Protected Building Register of the Isle of Man in 2001.
2.0 THE PROPOSAL - 2.1 The proposed works will facilitate the relocation of the Buchan School to the King Williams College site, which is currently under utilised. The proposed works will assist in the repurposing of Jackson House and Stenning Building to provide Pre Preparatory (early years and key stage 1) and Preparatory (key stage 2) teaching accommodation. The application seeks permission for the external alterations to Jackson and Stenning buildings and associated landscaping works to the playgrounds. - 2.2 The application does not seek any form of change of use of the site to facilitate the use of the buildings for education, as the site already benefits from the necessary planning Use Class. - 2.3 The extent of works include the installation of a freestanding steel canopy to Southern elevation of Jackson House, louvered grilles to both buildings for the creation of a primary school, replacement of doors and landscaping works to provide playground facilities and erection of boundary fencing. - 2.4 The single storey extension of Jackson House is proposed to become pre-preparatory school, accommodating early years and key stage 1. The building layout accommodates 1no.
2.8 In order to comply with current building regulations, the classrooms are to be provided with mechanical ventilation. This has required the provision of some external louvered vent within the existing external envelope of both buildings. Where possible these have been integrated into existing openings. - 2.9 The Buchan School is to utilise the existing King William's College site entrance from the A5. There are no proposed changes to this vehicular entrance and it's connection to the highway. Buchan School vehicle traffic is to use the existing site car park directly adjacent to Jackson House.
3.0 PLANNING POLICY - 3.1 The site lies within an area designated on the Area Plan for the South as Area for Civic, Cultural or other uses - College. The site is not within a Conservation Area though there are Registered Buildings on the wider college grounds. The site is not within an Area of High Landscape or Coastal Value and Scenic Significance but does contain a some areas that are at risk from surface water flooding. - 3.2 General Policy 2 of the Strategic Plan is considered applicable, 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:
and sod banks;
3.3 Community Policy 5 states:
4.0 OTHER MATERIAL CONSIDERATIONS Legislation - 4.1 Section 16(3) of the Town and Country Planning Act (1999) states, "In considering (a) whether to grant planning approval for development which affects a registered building or its setting, or (b) whether to grant registered building consent for any works, the relevant Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses".
Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act".
Given that the site is within proximity of Registered the above requirements apply and appropriate consideration will be given in section 6.
5.0 PLANNING HISTORY - 5.1 20/00079/GB Installation of ventilation flues, internal works and refurbishment (in association with PA 20/00080/CON) - Permitted 12/3/2020
6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows:
Castletown Commissioners - With regard to the above application, my Board is broadly supportive. However, they believe there is an opportunity to review the traffic management arrangements. Ratepayers have long raised concerns about delays caused by right-turning traffic on the A5 during peak periods, based on current vehicle movements. I believe the Department of Infrastructure will have record of historical representations from my Board on this matter. If Highways are satisfied with the proposed arrangements, considering the additional vehicle movements reasonably expected from primary School traffic, then my Board is content.
DOI Highway Services - Further information, considerations and plans of the following is required:
Airfield Operations Assistant - The airport has carried out an initial physical safeguarding assessment of the above application. It appears that there are no issues with the proposed modifications to the buildings with regard to flight safety.
However, the airport would like to register as an interested party regarding:
Ecosystem Policy Team - No objection.
6.2 No representations have been received from members of the public.
7.0 ASSESSMENT Principle of development
7.1 The application seeks planning permission for the installation of louvres to existing openings in order to improve building ventilation, the repainting of render panels, installation of a metal canopy shelter and landscaping works to enhance outdoor play areas. - 7.2 The application site forms part of the King William College and benefits from an existing lawful use falling under Class 4.2 - Childcare or education Use for the purpose of providing—
"(b) schools and non-residential education and training centres."
7.3 The proposals do not, therefore, involve a change of use and the pertinent issues to consider are the impact of the proposed works upon visual amenity and the surrounding environment. - 7.4 It is noted that the DOI Highways and Castletown Commissioners have assessed the development as creating a new school. Whilst in essence this may be the case, with the Buchan School relocating to this site, such can happen without the need for planning permission, and so the transport and highway impacts of Buchan School utilising the site do not fall to be considered as a material consideration. - 7.5 The proposed use to the site by the Buchan School is Permitted Development and the principle of development is therefore acceptable. The proposals comply with the principles set out in Community Policy 5. Design & impact upon the character and appearance of the area
7.6 The proposed development has been designed to create a green, pleasant environment surround the school buildings whilst also enhancing the appearance of the buildings themselves, and improving energy efficiency and ventilation. - 7.7 The painting of the existing render panels to the Stenning building blue, which are currently a darkish red, will have no material impact upon the overall appearance of the building. - 7.8 The introduction of the window louvres will affect the appearance of the property but only in respect of a small number of windows and these are in positions which are not particularly prominent or important. The buildings are relatively utilitarian in appearance and given that it is important to ventilate the building, the overall impact is acceptable, particularly given the dark grey colour which will be less prominent, visually. - 7.9 The proposed metal canopy within the reception class play area will offer shelter from the sun as well as inclement weather. Its positioning between buildings will ensure that it is not seen from outside of the site and its general appearance if in keeping with the school setting. - 7.10 The major change to the site will be the extent of new landscaping works, which will create three distinct areas for outdoor play. The works will involve the provision of a variety of surface materials, landscape features, play equipment pieces, seating areas, fencing and soft landscaping, creating a high quality environment for children to learn and play in. - 7.11 While creating a high quality educational facility, the proposals will also ensure that there is benefit to the site's biodiversity. This will be delivered through the introduction of wildflower plant species, native plants, log piles and shallow habitat pools. As well as benefiting local wildlife, these features provide another educational opportunity. - 7.12 Overall, the design and finished appearance of the proposed development will enhance the quality of education provision on the site and will not give rise to any harm to the character or appearance of the buildings or wider landscape setting. The proposals therefore comply with General Policy 2. Heritage - 7.13 Some parts of the wider College buildings are Registered. These include the main quadrangle, the chapel and the pavilion. The more modern buildings subject of this application are not Registered. - 7.14 Having regard to the proposed works and proximity to the nearest Registered Building to the south, being the quadrangle, it is considered that the proposed works will be in keeping with the general appearance of the utilitarian school buildings and the surrounding grounds. - 7.15 The proposals will not harm the setting of the Registered Buildings within the College and the proposals comply with General Policy 2 (b) and Section 18(4) of the Town and Country Planning Act (1999). Other Matters - 7.16 Part of the site is subject to a risk from surface water flooding. The proposals do not include any fixed obstruction within the site that would otherwise impede the flow of water across the affected areas and the development itself will not exacerbate existing surface water flooding on or outside of the site. - 7.17 The Airport Operations Assistant has confirmed that there is no objection to the works to the buildings and grounds, but has raised a need to discuss other matters with the applicant
regarding external lighting, construction methodology with regard to access and working at height and wildlife hazard management. Save for lighting, none of these matters are of material relevance to the proposed development and should be subject to third party discussions. Any external lighting can be controlled by condition.
8.1 The proposed development will assist in the re-purposing of two existing College buildings creating a safe, enjoyable and high quality environment for the Buchan School to utilise. - 8.2 The works will not give rise to any adverse impacts upon visual amenity, the character or appearance of the landscape or the setting if nearby Registered Buildings. Furthermore, the proposals will improve the quality of educational provision on the Island. The development complies with General Policy 2 and Community Policy 5. - 8.3 It is recommended that planning permission is approved subject to conditions.
9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 9.2 Article A10 sets out that the right to appeal is available to:
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
9.5 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 the Right to Appeal.
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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Signed : C BALMER Chris Balmer Principal Planner
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