Planning Officer Report Recommendation

Planning Officer Report And Recommendations {{table:380496}} Case Officer: Miss Melissa McKnight Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

1.0 THE APPLICATION SITE 1.1 The application site is the curtilage of the Pre-school Assessment Centre, a single storey building located to the south eastern side of Heather Crescent, Pulrose, Douglas.

2.0 THE PROPOSAL 2.1 The planning application seeks approval for the erection of a single storey extension to the northwest elevation of south west outrigger of the existing building to create an extension to the existing sensory room and make a trampoline room. 2.2 The proposed extension would project just over five metres from the existing elevation and would have a width of just over 8.5 metres. The proposed extension would have a flat roof to match the existing with a height of 6.1 metres. 2.3 The proposed extension would be finished in materials to match the existing.

3.0 PLANNING HISTORY 3.1 No. 1 Horseshoe Avenue has been the subject of six previous planning applications, all of which were granted planning permission and are considered materially relevant to the assessment of this current planning application given the level and nature of development proposed:

PA 12/01136/B: Alterations and replacement entrance conservatory. PA 09/00693/B: Installation of an external door and soft play area. PA 08/02060/B: Erection of a shelter. PA 91/01862/B: Extension and refurbishment, Pre-school Assessment Unit. PA 88/04175/B: Conversion of grassed area to car park/turning area. PA 86/00525/B: Conversion of school into Youth & Community Centre.

3.0 Planning Policy

3.1 In terms of local plan policy, the application site is designated as Public School under the Douglas Local Plan Order 1998 Map No. 2 (South). 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically relevant 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;
• (I) 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."

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 other policies of this plan, having particular regard to the potential for community use of the buildings and the associated Open Space."

4.0 Representations

4.1 The Department of Infrastructure Highways Division does not oppose the current planning application. 4.2 The Isle of Man Newspapers wish to register an interest in the planning application with no grounds cited.

5.0 Assessment

5.1 The key issues to considerer in the assessment of this planning application are; 1) The impact of the proposed development on the residential amenity of the local residents of

Heather Crescent; 2) The impact of the proposed extension on the existing building; and 3) The impact of the proposal on the appearance of the locality.

5.2 Impact On Neighbours

5.2.1 It is imperative to consider the impact of the proposed side extension on the local residents of Nos. 23 - 27 Heather Crescent given that they would be located directly opposite to the application site. 5.2.2 The proposed extension would be located 20+ metres from the adjacent properties. What is proposed within this planning application is considered to be a relatively modest form of development and the distance of 20+ metres is considered an adequate distance for the residential amenity not to be detrimentally affected as a result of the proposed development. In addition, the proposed extension is considered relatively modest and is not judged to appear as an overbearing feature.

5.3 Existing Building

5.3.1 The proposed new trampoline and sensory room is judged to respect the main building in terms of siting, layout, scale, form, design and landscaping of buildings and the space around and is therefore not considered to harm the enjoyment of the application site property. 5.3.2 The proposed extension would add an additional facility, which is fundamental to education learning on the Island and would play an important role in improving the development of the users of the Pre-school Assessment Centre.

5.4 Street Scene

5.4.1 The proposed extension would not readily be visible from the street scene given the location of the main building and form of the Pre-school Assessment Centre and as a result the proposed development is considered to have a minimal, if any impact on the appearance of the locality.

6.0 Recommendation

6.1 6.1 Overall it is concluded that the planning application is in accordance with General Policy 2 of the Isle of Man Strategic Plan 2007. 6.2 It is recommended that the planning application be permitted.

7.0 Party Status

7.1 The local authority, Douglas Borough Council, is by virtue of the Town and Country Planning (Development Procedure) (No. 2) Order 2013, paragraph 6 (5)(e), considered "interested persons" and as such should be afforded party status. 7.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) (No. 2) Order 2013 paragraph 6 (4) (d). 7.3 It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Isle of Man Newspapers

Recommendation

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals

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 Drawing No: 001 and 002 received on 29th November 2013.

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: 8/1/14

Determining officer (delete as appropriate)

Signed: _________________________ Anthony Holmes Senior Planning Officer

Signed: _________________________ Michael Gallagher Director of Planning and Building Control

Signed: _________________________ Sarah Corlett Senior Planning Officer

Signed: _________________________ Jennifer Chance Development Control Manager