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McGarrigle Architects Ltd 19 Mount Havelock Douglas Isle of Man IM1 2QG
In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by Department of Education and Children, Ref 13/00570/B, for the installation of replacement boundary fence and gates at Ballasalla School Douglas Road Ballasalla Isle of Man IM9 2LA subject to compliance with the following condition(s):
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
The development hereby permitted shall not be carried out except in full accordance with the following plans 01, 02, 03 and 04 received on 9 May 2013.
NOTE The applicant is encouraged to allow re-growth of existing ivy up through the proposed fencing, particularly in the vicinity of Mona Cottage, to protect the privacy of those in this property, as is indicated in correspondence (dated 1st July 2013) on the file.
Date of Issue: 8th July 2013
Director of Planning and Building Control
This decision was made by a Senior Planning Officer in accordance with the authority delegated to them.
This permission refers only to that required under the Town and Country Planning (Development Procedure) Order 2005.
Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.
An appeal form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website www.gov.im/transport/planning/plan/applications/decision.xml
Please note that a copy of the Officer's report which led to the decision, together with correspondence relative to the application, are available for inspection at the Department.
The proposed development must not be commenced until either;
Whichever is the later. If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department's public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House.
Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice.
Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF Tel (01624 685950) email; [email protected]
| Application No.: | 13 / 00570 / B | | :-- | :-- | | Applicant: | Department Of Education And Children | | Proposal: | Installation of replacement boundary fence and gates | | Site Address: | Ballasalla School | | | Douglas Road | | | Ballasalla | | | Isle Of Man | | | IM9 2LA |
Case Officer: Mr Chris Balmer Photo Taken: 27.06.2013 Site Visit: 27.06.2013 Expected Decision Level : Officer Delegation
1.1 The application site is the curtilage of Ballasalla Primary School, Douglas Road, Ballasalla which accommodates a large detached single storey school building within substantial grounds. The site is located to the northern site of Douglas Road and east of Main Road.
2.1 This application seeks approval for the installation of replacement boundary fence and gates. The fence would vary in height but would have a minimum height of 1.4 metres and highest part would be 3 metres. The fence would consists of new fence posts set at approximate 2.5 metres apart infilled with mesh infill, all powder coated in a green colour.
3.1 The application site is within an area recognised as being an area of "Primary School" under the Area Plan for the South and under the Landscape Assessment is within an area is characterised as being "Urban". The site is not within a Conservation Area. 3.2 Due to the site location, zoning and the type of proposal, the following policy is relevant for consideration:- 3.3 "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; (1) 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."
4.1 There have been previous planning applications submitted on the site and these are as follows:
Erection of two portable buildings and associated site works to be used as a community building - 11/00934/B - APPROVED
Installation of play den - 08/00281/B - APPROVED Additional mobile classroom to rear of school - 07/01078/B - APPROVED Erection of two storage sheds - 03/01989/B - APPROVED Creation of additional hard surface play area - 02/01867/B - APPROVED Siting of single mobile classroom - 89/00159/B - APPROVED
5.1 Malew Parish Commissioners and the Highway Division have no objection. 5.2 The Water and Sewerage Authority make no comments on the merits of the application but ask for an informative note be attached to any approval. 5.3 The owner/occupant of 13 Fairway Drive, Ramsey (owner of Mona Cottage, Main Road, Ballasalla) has no objection to the application but asks for the existing ivy which would required to be removed (attached to existing fence) to be reinstated to provide privacy to the rear of Mona Cottage.
6.1 The proposal raises two main issues. Firstly whether the proposed fencing, given its height, design and proximity to public footpaths and neighbouring dwellings would have an overbearing impact upon public and private views. The fencing would essential matched the existing in height to what currently exists. Accordingly it is considered the proposal would have no greater impact than the existing fencing and therefore would be an appropriate form of development. 6.2 The second issue relates to whether the fencing would have a detrimental impact upon the visual amenities of the surrounding street scenes. Whilst the main view of fencing would be from the eastern and western boundaries of the site, again given the proposal would be the same or very similar to the height of the existing fencing the impact would be negligible. 6.3 In response to the owner/occupant of 13 Fairway Drive, Ramsey (owner of Mona Cottage, Main Road, Ballasalla), the applicant has suggested; "...removing the existing fence, keeping the ivy and then cutting the ivy back to allow the erecting of the fence and then
allowing the ivy to grow back when the new fence is completed. It should grow back quite quickly." The adjacent owner has indicated that she would be happy with this arrangement.
7.1 In conclusion, it is recommended that the planning application be approved on the planning policy grounds that the development would be acceptable to the Isle of Man Strategic Plan (June 2007).
8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status:
Malew Parish Commissioners The owner/occupant of 13 Fairway Drive, Ramsey (owner of Mona Cottage, Main Road, Ballasalla), 8.2 It is considered that the following do not meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should not be afforded interested party status:
The Water and Sewerage Authority 8.3 The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of 03.07.2013 Recommendation:
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. The development hereby permitted shall not be carried out except in full accordance with the following plans 01, 02, 03 and 04 received on 9 May 2013.
N 1.
The applicant is encouraged to allow re-growth of existing ivy up through the proposed fencing, particularly in the vicinity of Mona Cottage, to protect the privacy of those in this property, as is indicated in correspondence (dated 1st, July 2013) on the file.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made: Permitted Date: 3.7.2013
Determining officer (delete as appropriate)
Signed: __________________________ Signed: __________________________ Sarah Corlett Anthony Holmes Senior Planning Officer Senior Planning Officer
Signed: __________________________ Signed: __________________________ Signed: __________________________ Michael Gallagher Director of Planning and Building Control Jennifer Chance Development Control Manager
PA13/00570/B Department Of Education And Children Installation of replacement boundary fence and gates, Ballasalla School Douglas Road Ballasalla Isle Of Man IM9 2LA Planning Officer: Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 15.05.2013, includes;
Dev Control Polygons: Reference Number: 02/01867/B Status: Permitted Proposal: Creation of additional hard surface play area Reference Number: 94/00472/B Status: Permitted Proposal: Alterations to create new rooflight, Ballasalla School, Malew.
Reference Number: 03/01989/B Status: Permitted Proposal: Erection of two storage sheds Reference Number: 11/00934/B Status: Permitted Proposal: Erection of two portable buildings and associated site works to be used as a community building
Reference Number: 88/00397/B Status: Permitted Proposal: Alterations and extensions to Ballasalla Primary School, Ballasalla, Malew Reference Number: 05/92382/B Status: Permitted Proposal: Construction of ramps and steps for disabled access
Reference Number: 99/00425/B Status: Permitted Proposal: Alterations and extension to Ballasalla School, Ballasalla, Malew.
Reference Number: 89/00159/B Status: Permitted Proposal: Siting of single mobile classroom, Ballasalla Primary School, Ballasalla, Malew. Reference Number: 07/01078/B Status: Permitted Proposal: Additional mobile classroom to rear of school Reference Number: 08/00281/B Status: Permitted Proposal: Installation of play den Reference Number: 96/00367/B Status: Permitted Proposal: Extension to form new administrative block, Ballasalla School, Malew.
BC Case Polygon: Reference Number: 07/07387/INS BC Case Status: Plans Rejected Proposal: Erection of additional mobile classroom unit and associated works
Reference Number: 96/07393/DEX BC Case Status: Building Work Started Proposal: Extension to form new administration block Reference Number: 94/07320/DEX BC Case Status: Building Work Complete Proposal: New rooflight Reference Number: 88/02383/DEX BC Case Status: Building Work Complete Proposal: Proposed extensions and alterations to form multi purpose room.
Reference Number: 05/07486/INS BC Case Status: Application lapsed Proposal: Disabled ramped access and replacement doors where required
Reference Number: 07/07506/RESUB BC Case Status: Building Work Started Proposal: Erection of an additional mobile classroom unit and associated works
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