Construction Crafts Block Planning Statement

Refurbishment Of The Construction Craft Block,

Isle Of Man College

Planning Statement

Prepared by McGarrigle Architects 19 Mount Havelock Douglas IM1 2QG

McGarrigle architects architects and urban designers

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Contents:

1.00 Introduction 2.00 Site Location 3.00 Design Concept 4.00 Consultation 5.00 DDA Access Strategy

Appendix

I Minutes of Meeting with A Holmes

1.00 Introduction

1.01 Since 1980 the teaching of Engineering and Construction Crafts has been undertaken at three separate locations. The lack of accommodation at the Isle of Man College necessitated the occupation of workshop and teaching space at Hills Meadow and workshop space at Union Mills. The fragmented nature of the overall provision has been detrimental to the teaching, timetabling and financial efficiency of the subjects. The Department of Education and Children also recognise that continuing technological developments in the fields of Engineering, Motor Engineering and Construction require the teaching syllabus and facilities to at least keep pace with these advances in order that educational and employment objectives are met.

In 2009 the Department of Education and Children became aware of the availability of the site of former Water treatment Works on Greenfield Road, Douglas; owned then by the Isle of Man Water Authority. A feasibility study was undertaken into the possible incorporation of the site into the rationalisation scheme for the improved Engineering and Construction Craft accommodation. The Feasibility Study concluded that the site was suitable for a new Engineering Department and new Motor Vehicle Workshop.

On that basis the Department of Education and Children decided to progress with the development of the Former Water Treatment Works site to create a new Engineering Department and Motor Vehicle Workshop. That development is part of another planning application which has been submitted simultaneously with this project.

1.02 By moving the Engineering Department and Motor Vehicle Workshop to the new site, it frees up space within the existing Construction Crafts Block. Therefore upon relocating the Engineering and Motor Vehicle Workshop, it is the intention of the Department of Education and Children to refurbish and improve the facilities for Brickwork, Joinery, Plumbing and Painting and Decorating within the Construction Crafts Block.

Anthony Holmes the Development Control Officer for Douglas, has confirmed the internal works does not require a planning application. This application therefore, is only for the

development works which affects the exterior of the Isle of Man College buildings. It consists of the following following:

1. New covered shelter with low wall to the Brick Workshop;
2. New canopy to the rear entrance with ramp;
3. New window to Support Classroom in Brick Workshop;
4. Block up doorway to Support Classroom in Brick Workshop;
5. New window to Staff Room T264; and
6. Oil tank enclosure to new Plumbing Workshop.

1.03 By undertaking this refurbishment work the Isle of Man College hope to further develop an already successful education provision and enable the College to meet both current and new initiatives within the Construction Sector.

2.00 Site Location:

2.01 Reference to the Isle of Man Survey:

2.01.1 The grid reference for the site of the Construction Crafts Block is SC 388779.

2.02 The Site Location:

2.02.1 The Construction Crafts Block is situated in the north-east corner of the Isle of Man College. The building has a direct corridor link to the main Isle of Man College, and there is a second pedestrian entrance to the rear of the building. Vehicle access is by the main entrance to the College and car parking is provided adjacent to the rear of the Construction Crafts Building.

3.00 Design Concept:

3.01 Construction Crafts Block:

3.01.1 Context and Existing Building Description:

The Construction Crafts Block is situated in the north-east corner of the Isle of Man College. The proposed refurbishment works to the Construction Crafts Block is principally an internal refurbishment with additional floor space created by two mezzanine floors. The existing Crafts Block is made up of a number of separately constructed buildings. The series

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of buildings, which now constitutes the Construction Crafts Block were extended/constructed over a period from the 1970's to the 1990's. The Crafts Block is made up of a Brickwork Workshop, Joinery Workshop, Plumbing Workshop, Painting and Decorating Workshop, Administration Building, Engineering Workshop and Motor Vehicle Workshop.

The construction of the buildings is similar with a steel frame to walls and roofs, traditional masonry cavity walls and flat roofs with parapets. The ground floor is an insitu concrete slab in all areas, with either a power float finish or a screed finish. The Workshop areas are all single storey but with high soffits to the roof structure; only the Administration Building is two storey.

3.01.2 Design Concept:

The general concept is to simply provide more space for all Workshops. The means of kick-starting the increases in floor space is the relocation of the Engineering Workshop and Motor Vehicle Workshop to the nearby former Water Treatment Works site. This allows the Painting and Decorating Workshop and the Plumbing Workshop to be relocated to this now-vacated building. To increase the available floor space in these areas it is proposed to construct two mezzanine floors with access from two staircases and a goods lift.

Once the Painting and Decorating Workshop and Plumbing Workshop has been relocated, the Joinery Workshop and Brick Workshop can expand into the spaces vacated by the Plumbing Workshop and Painting and Decorating Workshop.

Each refurbished workshop will have its own dedicated Support Classroom, Store Rooms and improved workshop areas.

It is proposed the Administration Building will have improved staff facilities with a new Staff Room, Meeting Room and shower facilities. It will also have an improved entrance area with a new entrance canopy, ramped access and an improved Reception Office.

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4.00 Consultations:

4.01 Planning Division, Department of Infrastructure

4.01.1 As the project is development, it falls under The Town and Country Planning Acts 1999 for the Isle of Man. As such the development will require planning approval. The Douglas Local Plan 1998 defines the Isle of Man College Campus as an Area of Buildings For Civic, Cultural and Other Special Use: Education.

4.01.3 Planning Division were consulted and Mr Anthony Holmes is the Development Control Officer for Douglas. A summary of Mr A Holmes comments is as follows:

• Generally he saw no planning problems with the project as drawn;
• The internal works for the Construction Crafts Block did not require planning permission;
• To ensure the planning application drawings for the Construction Crafts Block were clear about what is new; and
• The project could be two separate planning applications, one for the former Water Treatment Works site, and one for the Construction Crafts Block.

Minutes of the meeting with Mr Holmes can be found in Appendix I.

5.00 DDA Access Strategy:

5.01 It is proposed that where practical, access for persons with a disability will be improved. The design will aim to ensure that appropriate standards for accessibility can be met should the Isle of Man Government introduce a Disability Discrimination Act to the Isle of Man. The minimum requirement is presently full compliance with the Approved Document M of the Building Regulations 2007.

5.02 The general proposals for the project are:

• Level access into the building;
• DDA Push-pad operated automated entrance doors;
• Corridor design to be suitable for the manoeuvring of wheelchairs;

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• Single doorsets are a suitable width, and door-and-half doorsets have a suitably wide master leaf;

• Ironmongery for doors will be suitable, including returned ends on lever handles, easy-action closers with delayed closing, with contrasting colours;

• Vision panels in new doors will start at 400mm above floor level;

• Where there are steps/stairs there will be contrasting nosings and the handrail will be suitably designed;

• Good clear signage and way-finding strategy; and

• Visual contrast between colours on finishes on floors, walls, doors and ironmongery.

REFURBISHMENT OF THE CONSTRUCTION CRAFT BLOCK, ISLE OF MAN COLLEGE for Department of Education and Children

Job No. 1733.01 Appendix I Final no. 1

Minutes:

Date: Thursday 18th April 2013 at offices of Planning Section, Mount Havelock, Douglas.

Project: Conversion of Former Water, Treatment Works; New Motor Vehicle Workshop and Refurbishment of the Construction Crafts Block for IOM College

Client: Department of Education and Children

Job Number: 1733.01

1.00 Present:

A Holmes: Planning Section, Dol

N McGarrigle: McGarrigle Architects

2.00 Summary of Project:

2.01

NMcG gave a brief summary explaining that the project was to improve the teaching of Motor Vehicle Engineering, Engineering, Electronic Engineering and Construction Crafts. NMcG explained the Engineering Workshop and Motor Vehicle Workshop were to be moved from Isle of Man College to the former Water Treatment Works site, allowing the Plumbing, Painting and Decorating Workshops to move into their former spaces. This in turn would allow the Brickwork and Joinery Workshops to expand into the spaces left by the Plumbing, Painting and Decorating Workshops when they moved. NMcG added that this would allow other teaching areas at Hills Meadow and Union Mills to be relocated here too, allowing a more efficient and effective Department.

3.00 Development Proposals:

3.01 External Works at Former Water Treatment Works Site:

3.01.1

NMcG tabled the existing site plan and explained the site constraints that prevented development of parts of the site; underground water mains and underground services with an easement across the southern part of the site. NMcG explained the rationale for the parking layout that avoided existing valves to water mains.

3.01.2

AH thought that the designer had done the best layout that was possible in the circumstances, and was pleased there was cycle and motorcycle parking.

3.01.3

AH said that as long as Highways were satisfied with the levels of parking and the new access then he did not see any issues.

3.01.4

NMcG raised the matter of a temporary access at the north end of the site during the construction works. AH did not foresee a problem with this as long as Highways were satisfied. He said a condition to planning approval could be inserted to require the access area to be reinstated to its the original condition before the buildings could be occupied.

3.02 Former Water Treatment Works Building:

3.02.1

NMcG gave a summary of proposals:

• Sensitive refurbishment of main 1930’s and 1940’s building with replacement windows in same style/material, repair existing render panels, reroof in an artificial slate;
• Demolish the 1970’s extension and replace with a new-build extension in flat horizontal metal insulated panels with windows to contrast with the existing building; and
• Create a new entrance foyer in render piers with patent glazing.

NMcG tabled drawings.

3.02.2

AH saw no problems with the proposals and he could see the benefit of introducing new materials to match those on the New Motor Vehicle Workshop.

3.03 New Motor Vehicle Workshop:

3.03.1

NMcG gave a summary of proposals:

• Simple double height space to allow cars to be lifted on hydraulic ramps;
• Simple portal framed industrial units style with some horizontal metal insulated panels to the front and then vertical clad panels to sides and rear.

NMcG tabled drawings

3.03.2

AH saw no problems with the design of the Workshop and thought the designer had done as much as he could to make the building look good. AH thought it was also good that the materials matched those on the former Water Treatment Works building extension.

3.03.3 AH saw a problem with noise if it was not addressed in the design. NMcG said the Department of Education and Children had appointed an acoustics consultant to advise on noise issues. NMcG said the design would incorporate noise attenuation measures such as dense block internal walls with the roof panels being under-drawn in two layers of sound resistant plasterboard. AH said it would be useful if an acoustics report was included with any planning application.

3.04 Construction Crafts Block, Isle of Man College

3.04.1 NMcG tabled drawings and gave a summary of the works. The works was mainly internal refurbishment, with two new mezzanine floors in the new Plumbing and Painting and Decorating Workshops. The works which were external were:

• A new covered shelter to the rear of the Brickwork Workshop;
• New windows in isolated locations;
• New external doors in isolated places;
• New wall and gate to rear of Plumbing Workshop; and
• New glazed screen and canopy with ramped access to rear entrance.

3.04.2 AH saw no problem with the proposals, as most of the work was internal and did not require planning approval. However he did ask that the planning application drawings make more clear or highlight where the changes to the external areas/elevations of the building where. He said as it was such a large building shown elevated on the drawings it was difficult to pick up what was new.

4.00 Other Matters/Closing Summary:

4.01 Making two applications, one for the Construction Crafts Block at the Isle of Man College and one for the Former Water Treatment Works site was discussed. AH thought this was a good idea as the application for the site of the former Water Treatment Works may be more likely to be taken to appeal by the nearby residents.

4.02 AH thought generally that the project proposals were acceptable. He thought the access and noise were the issues. If Highways Division agreed the access and parking then he had no problem. He said that noise needed to be formally addressed in the application, because if it was not and the application went to an appeal, the Inspector would take a dim view of that.

Distribution:

D Millar: Dalrymple Associates R Collister: Dept of Education and Children A Holmes, Planning Section, Dol File