Officer Report

Application No.: 25/90075/B Applicant: Ms Moira Mackie Proposal: Refurbishment (ground floor only) alongside additional landscaping works, for the creation of a nursery and ancillary facilities for the Buchan School. Installation of steel canopy within internal courtyard. Site Address: Colbourne House 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: 26.03.2025 _________________________________________________________________

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The development hereby permitted shall be finished in materials as approved on Dr No's TBS-WMA-ZC-ZZ-DR-A-20-100 Rev P02 and TBS-WMA-ZC-ZZ-DR-A-20-101 Rev P02 and shall be retained as such unless otherwise approved in writing by the Department.

Reason: To ensure the development has a satisfactory visual relation to the site and its surroundings.

• C 3. The hard and soft landscaping of the site shall be carried out in accordance with the approved details as shown on approved Drawing No's TBS-ITR-XX-00-DR-L0111 Rev P03 and TBS-ITR-XX-00-DR-L-0010 Rev P01. 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.

• C 4. 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.

This application has been recommended for approval for the following reason.

The works will not give rise to any adverse impacts upon visual amenity, the character or appearance of the landscape or the setting of 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).

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 24 January 2025:

TBS-WMA-ZC-GF-DR-A-10-100 RevP010 Proposed GA Plans TBS-WMA-ZC-ZZ-DR-A-20-110 Rev P02 Proposed Sections

• TBS-WMA-ZC-ZZ-DR-A-20-100 Rev P02 Proposed Elevations N&S
• TBS-WMA-ZC-ZZ-DR-A-20-101 Rev P02 Proposed Elevations E&W TBS-WMA-ZZ-00-DR-A-00-010 Rev P01 Site Location Plan TBS-WMA-ZZ-00-DR-A-00-012 Rev P01 Proposed Site Plan TBS-ITR-XX-00-DR-L-0010 Rev P01 Landscape Masterplan TBS-ITR-XX-00-DR-L-0111 Rev P03 Landscape GA TBS-ITR-XX-00-DR-L-0113 Rev P01 Landscape Fence Plan

• TBS-ITR-XX-00-DR-L-0420 Rev P01 Western Ramp Details
• TBS-ITR-XX-00-DR-L-0421 Rev P01 Southern Ramp Plan
• TBS-ITR-XX-00-DR-L-0422 Rev P01 Deck Details TBS-ITR-XX-00-DR-L-0611 Rev P02 External Levels Plan

_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services Objection does not relate to material planning considerations

_________________________________________________________________ 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 Colbourne House is a two-storey building constructed in 1980 and the external envelope is facing stonework with metal windows and doors. The roof is generally of a flat roof construction with a parapet.

1.3 The building is currently used as a residential dormitory on both ground and first floor. - 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 creation of early years teaching facilities for the Buchan. The proposed works will assist in the re-purposing of Colbourne House to provide to provide early years teaching accommodation and associated provisions, together with ancillary space and facilities. The existing first floor of Colbourne is to be retained by the senior school. The application seeks permission for the external alterations to Colbourne House and associated landscaping works to the playgrounds, including the erection of a new canopy to the central courtyard. - 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 to the building include the installation of a freestanding steel canopy central courtyard, louvered grilles and replacement of doors and landscaping works to provide playground facilities and erection of boundary fencing. - 2.4 Externally the site will be re-landscaped to incorporate the two new pupil entrances for the school, as well as the staff/food trolley access to the dining hall. Installation of sloped access will also be incorporated to those areas. - 2.5 The main early years sloped access will be a timber effect composite clad decking with a powder coated steel balustrade. Additional sloped entrances will have matching finishes. - 2.6 The Western section of woodland will be updated to provide external play for the early years pupils, with the installation of a perimeter fence to separate from the prep and pre-prep children. - 2.7 The central courtyard will be utilised as a dedicated external play area for the early years, with the provision of a steel canopy as part of the works. The existing external floor finish to this area is to be removed and a new tarmac finish is to be installed, with amended levels, to allow for level access into the courtyard from the proposed two entry points. - 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 external louvred vents within the existing external envelope. - 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 its 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 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;

• (f) incorporates where possible existing topography and landscape features, particularly trees

and sod banks;

• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;

• (n) is designed having due regard to best practice in reducing energy consumption."

3.3 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."

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 - 5.2 24/90953/B - 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 - Permitted 21/1/2025

- 6.0 REPRESENTATIONS

6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows: DOI Highway Services - Object/Request further information.

Highways DC provided pre-application advice to the Applicant regarding development for the school. Although the pre-application proposals are different than the submitted application proposals, the proposed operation would still generate the same requests as what was advised at pre-application stage - these are outlined below.

Transport Statement A Transport Statement (TS) should be submitted with the proposals providing Category C highway information in the Manual for Manx Roads (MfMR) pages 91, 92 and 193. Contents within the TS would include requests outlined below. Impact of the Development The TS should include information on the following so the impact of the development can be reviewed:

• o Forecasted traffic generation to the site due to the proposals (staff and visitors). This is above what the existing use of the ground floor would be at weekday peak times.
• o Forecasted parking demand due to the proposals (staff and visitors), where would this demand park and is there spare available spaces within the car park for the development ideally provide pictures of peak time parking demand to demonstrate spare capacity.
• o Demonstrate safe and marked/signed routes for non-motorised users to the entrances
• of the proposals from the car parks and from the A5 Main Road and Derbyhaven Road public highways.
• o Identify existing or proposed facilities to encourage non-motorised travel to the proposals such as cycle and scooter parking for visitors and staff.

Accessibility Assessment The TS should include an Accessibility Audit as outlined in Appendix E of the MfMR. This would include the assessment of non-motorised routes and parking for the proposals as outlined above. In order to complete the assessment of the application, Highways DC request the following information to be provided:

• o Category C highway info (see MfMR pages 91, 92 and 193) i.e. submit TS for review,
• o TS to include traffic generation, parking demand and provision, routes to the proposed building entrances from the public highway and within the site, non-motorised user parking provision etc.
• o No full RSA but Accessibility Audit required (MfMR App E to be submitted in TS). Manx Utilities Authority - No comments received. Castletown Commissioners - No comments received. Manx National Heritage - No comments received.

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, installation of a metal canopy shelter and hard and soft 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 notwithstanding the observations of Highway Services, 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 DOI Highways have assessed the development as creating a new school. Whilst in essence this may be the case, with the Buchan School is relocating to this site and such can happen without the need for planning permission given that there would be no change of use. The development only requires planning permission for those works described in Section 2.0 of the report and paragraph 7.1 above. As such the transport and highway impacts of Buchan School utilising the site do not fall to be considered as a material consideration. This approach is consistent with that taken on recently approved application 24/90953/B. - 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 external alterations to the existing building are minimal and 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 building is relatively utilitarian in appearance and given that it is important to ventilate the building, the overall impact is acceptable, particularly given the colour which will be less prominent, visually. - 7.9 The proposed metal canopy within the central courtyard play area will offer shelter from the sun as well as inclement weather. Its positioning will ensure that it is not seen from outside of the site and its general appearance is 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 enhanced 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. These works build upon those previously approved under application 24/90953/B at the adjacent Stenning and Jackson buildings. - 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.

- 8.0 CONCLUSION

8.1 The proposed development will assist in the re-purposing of an existing College building 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.

- 9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

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:

• o Applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

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):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;

• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

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.

Decision Made : Permitted Date: 27.03.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

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