Clo Planning Statement

Statement Submitted On Behalf Of Planning And Building Control Division (Department Of Infrastructure)

PA13/00542/B Conversion of redundant tank room to storeroom, Isle of Man College of Further Education, Homefield Road, Douglas, Isle of Man, IM2 6RB

Statement on behalf of the Planning and Building Control Division (Department of Infrastructure) in respect of:

PA13/00542/B Conversion of redundant tank room to storeroom, Isle of Man College of Further Education, Homefield Road, Douglas, Isle of Man, IM2 6RB

Introduction

1. In accordance with the provisions of 10. (1)(b) of the Town and Country Planning (Development Procedure) Order 2005 any planning application that proposes development involving land that the Department of Infrastructure is in ownership it cannot be determined by the Planning and Building Control Division. In these instances the relevant legislation requires the planning application to be referred to and determined by the Council of Ministers. Such planning applications are dealt with by an appointed person (Planning Inspector) who is charged with assessing the proposed development and reporting their recommendations to the Council of Ministers.
2. Given the above, this statement is intended to set out the background of the planning application and identify what are considered to be relevant planning policy considerations. In order to avoid any perception of bias the statement purposely makes no assessment of the proposed development and offers no recommendation.

The Application Site

1. The application site is the curtilage of an existing oil tank room located to the northwest corner of the central building of the Isle of Man College of Further Education sited on the northern side of Homefield Road in Douglas.
2. The existing building is currently finished in a part painted brickwork and part painted render. To the northern elevation of the existing oil tank room is a roller shutter door and two louvered doors.

The Proposal

1. The planning application seeks planning permission for the conversion of the redundant tank room to a storeroom with the installation of a new door and roller shutter door on the northwest elevation and removal of the existing roller shutter door and the existing oil filler cabinet.

Planning History

1. The application site has been the subject of twenty four previous planning applications. A full planning history has been included within Appendix 1 of this statement.

Planning Policy

1. In terms of land use designation the site lies within an area which is designated as Education by the Isle of Man Planning Scheme (Douglas Local Plan) Order Map No. 3 (North).
2. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is 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: (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;

(e) does not affect adversely public views of the sea; (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; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."

Assessment

1. It is imperative to consider the impacts of the alterations on the existing appearance of the main building and consider the impact of the use of the store room on the amenities of those using the building.

Recommended Conditions

Should the appointed person be minded to recommend that the application be permitted, the following conditions are recommended:

C1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C2. This permission relates for the conversion of an existing redundant oil tank room to storeroom and installation of new doors and removal of an existing roller door relates to drg no 01, 02, 03 and 04 and A5 Photographs detailing the application site building all date stamped 2nd May 2013.

Appendix 1

Isle of Man College of Further Education Planning History

Planning Case History for Iom College Of Further Education Homefield Road Douglas Isle Of Man IM2 6RB

Case Number : 84/00712/B Proposal : Siting of mobile classroom, College of Further Education, Homefield Road, Douglas. Status : Permitted

Initial Decision : Permitted 1st January 1994 No Conditions

Case Number : 85/00036/B Proposal : Installation of new windows and interior alterations to mobile classroom, College of Further Education, Homefield Road, Douglas Status : Permitted

Initial Decision : Permitted 1st January 1994 No Conditions

Case Number : 85/00113/A Proposal : Approval in principle to extensions to form additional teaching accommodation and additional car parking, College of Further Education, Douglas Status : Permitted

Initial Decision : Permitted 1st January 1994 No Conditions

Case Number : 85/00389/B Proposal : Extension to form studies block, construction of service road, bus turn-round and additional parking space, College of Further Education, Douglas Status : Permitted on Review

Initial Decision : Permitted 1st January 1994 No Conditions

Case Number : 86/00285/B Proposal : Single-storey extension to existing bakery, College of Further Education, Homefield Road, Douglas Status : Permitted

Initial Decision : Permitted 1st January 1994 No Conditions

Page 1

Case Number	: 90/00834/B
Proposal	: Extension to plumbing facility, College of Further Education, Holmefield Road, Douglas.
Status	: Permitted on Review

Initial Decision	: Permitted	1st January 1994
No Conditions

Case Number	: 90/00887/B
Proposal	: Construction of emergency doors, College of Further Education, Holmefield Road, Douglas.
Status	: Permitted

Initial Decision	: Permitted	1st January 1994
No Conditions

Case Number	: 91/00097/B
Proposal	: Alterations and extensions, Isle of Man College, Homefield Road, Douglas.
Status	: Permitted

Initial Decision	: Permitted	1st January 1994
No Conditions

Case Number	: 94/00712/B
Proposal	: Construction of compressor house, IOM College, Homefield Road, Douglas.
Status	: Permitted

Initial Decision	: Permitted	20th October 1994
Conditions	:

Case Number	: 95/01121/B
Proposal	: Extension to workshop, College of Further Education, Homefield Road, Douglas.
Status	: Permitted

Initial Decision	: Permitted	24th November 1995
Conditions	:

Page 2

Case Number

: 96/00046/B

Proposal Status : Replacement aluminium windows, Isle of Man College, Holmefield Road, Douglas. : Permitted 17th May 1996

Initial Decision Conditions : Permitted : 96/01870/B : Extension to office in administration block, The Isle of Man College, Homefield Road, Douglas. : Permitted Initial Decision Conditions : Permitted 28th April 1997

Case Number Proposal Status : 97/01113/B : Erection of student common room, Isle of Man College, Homefield Road, Douglas. : Permitted Initial Decision Conditions : Permitted 1st December 1997

Case Number Proposal Status : 99/00138/B : Creation of store, Isle of Man College, Homefield Road, Douglas. : Permitted Initial Decision Conditions : Permitted 3rd June 1999

Case Number Proposal Status : 99/01677/B : Erection of fence between the IOM College of Further Education and Willaston Primary School : Permitted Initial Decision Conditions : Permitted 14th February 2000

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

Page 3

Case Number : 00/02052/B Proposal : Installation of doors to create access to under floor void of Victor Kneale wing Status : Permitted

Initial Decision : Permitted 3rd April 2001 Conditions :

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

Case Number : 01/00415/B Proposal : Extension to Joinery Workshop Status : Permitted

Initial Decision : Permitted 6th August 2001 Conditions :

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

Case Number : 04/01856/B Proposal : Alterations to disabled access ramp on front elevation Status : Permitted

Initial Decision : Permitted 9th November 2004 Conditions :

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. 2. This approval relates to the installation of access ramp as shown in drawings reference 11893/02 and 11893/03 both received on 6th September, 2004.

Case Number : 06/01479/B Proposal : Erection of a storage shed in creche playground Status : Permitted

Initial Decision : Permitted 16th October 2006

Conditions

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
2. This permission relates to the erection of a storage shed as shown in drawing number IOMC/01, IOMC/02 and extract of the manufactueres details daten 29th August 2006.

Initial Decision : Permitted 12th May 2009

Case Number	: 09/00145/A
Proposal	: Phased development and expansion of the IOM College including construction of a link road to, and buildings on, the former Glencrutchery Special School site; land occupied by the Isle of Man College and by former Glencrutchery Special School, and land linking the two to each other and to Greenfield Road, Homefield/Greenfield Road
Status	: Permitted

Conditions

1. Approval of the details of the siting, design, internal layout and external appearance of the buildings, the means of access thereto and the landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Planning Authority in writing before each phase of development is commenced.

1. The plans and particulars of the reserved matters referred to in condition 1 above, relating to the siting, design, internal layout and external appearance of any buildings to be erected, the means of access to the site and the landscaping of the site, shall be submitted in writing to the Planning Authority and shall be carried out as approved.

1. The plans and particulars of the reserved matters referred to in condition 1 above must be in general accordance with the submitted Masterplan (drawing number mp13 date stamped 30th January 2009).

1. The first application for approval of reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission, and the applications in respect of the remaining reserved matters shall be made before the expiration of 10 years from the date of this permission.

1. The development to which this permission relates shall begin within 4 years of the date of this permission or within 2 years of the final approval of the reserved matters, whichever is the later.

1. This permission relates to the red line as shown in drawing numbers mp13 and ap01 date stamped 30th January 2009.

1. The plans and particulars submitted in accordance with condition 2 above shall include:

(a) a plan showing the location of, and allocating a reference number to, each existing tree on the site which has a stem with a diameter, measured over the bark at a point 1.5 metres above ground level, exceeding 75 mm, showing which trees are to be retained and the crown spread of each retained tree; (b) details of the species, diameter (measured in accordance with paragraph (a) above), and the approximate height, and an assessment of the general state of health and stability, of each retained tree and of each tree which is on land adjacent to the site and to which paragraphs (c) and (d) below apply; (c) details of any proposed topping or lopping of any retained tree, or of any tree on land adjacent to the site; (d) details of any proposed alterations in existing ground levels, and of the position of any proposed excavation, within the crown spread of any retained tree or of any tree on land adjacent to the site; and (e) details of the specification and position of fencing and of any other measures to be taken for the protection of any retained tree from damage before or during the course of development.

In this condition "retained tree" means an existing tree which is to be retained in accordance with the plan referred to in paragraph (a) above.

1. The plans and particulars submitted in accordance with condition 2 above shall include details of the size, species, and positions or density of all trees to be planted, and the proposed time of planting. The scheme shall be implemented in accordance with the details and timescale as approved.

1. The plans and particulars submitted in accordance with condition 2 above shall include:

(a) A Green Travel Plan for each phase of the development; (b) Layout plans for the proposed car parking areas including any lighting for the car

Case Number : 10/00693/B Proposal : Creation of a fire exit from existing restaurant Status : Permitted

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

1. This permission relates to the creation of a fire exit as shown in drawing numbers 03, 04 and 05 date stamped 11th May 2010.

Initial Decision : Permitted 1st July 2010 Conditions :

Case Number : 12/00640/B Proposal : Erection of a two storey extension with revised road and parking layout Status : Permitted

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

1. This approval relates to the erection of a two storey extension with revised road and parking layout, Isle of Man College, Homefield Road, Douglas as shown by 01 rev B, 20, Rev J, 50 Rev A, 100 Rev J, 101 Rev J, 102 Rev J and 200 Rev J all received 27th April 2012.

Initial Decision : Permitted 14th June 2012 Conditions :

Case Number : 13/00542/B Proposal : Conversion of redundant tank room to storeroom Status : Appeal in Progress

Case Number : 13/00662/B Proposal : Refurbishment works to existing construction craft block including the erection of a covered shelter, a canopy and an oil tank enclosure and various window and door alterations to building Status : Pending Consideration