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The planning application seeks approval for the creation of a vehicular drop off zone, new area of playground, a car park extension and an extension to the building to create nursery, canopy and toy storage shed.
In terms of representations, there are objections from residents of School Road and George Waft, MLC. The residents of School Road have submitted a petition outlining a number of concerns that includes the perceived increase in traffic, the potential impact of car parking, the need to encourage walking to school, the loss of playing field provision, the impact on existing residential car parking and the potential misuse of the vehicular drop off point. George Waft MLC has objected to the planning application on the grounds that they consider the use to be over intensive, an intrusion into playing field provision, that the school should be replaced and that children being driven to school should not be encouraged. The Department of Transport Highways Division initially objected to the planning application on the grounds of lack of information. After discussions with the applicant and the Department of Transport the objection has been resolved subject to the imposition of a condition. Onchan District Commissioners have recommended that the planning application be approved. The Isle of Man Fire and Rescue Service have advised that they are consulted with regards to Fire Certificate issues. The Isle of Man Water Authority passed no comment on the merits of the planning application but advised the imposition of an informative note to any approval. The Disability Access Office has advised that the needs of disabled access should be considered.
A previous planning application, 04/00998/B, which sought approval for the siting of a mobile classroom, erection of a covered canopy, creation of a car park and the creation of a vehicular drop off point. This planning application was initially approved and then refused at review following a hearing. There are key differences between what was proposed by this previous planning application and what is proposed by this current planning application. Principally, the current planning application no longer proposes the creation of a new car park to be accessed off Sandringham Drive, which was the basis of the reason no. 1, 2 and 3 of the refusal notice. The mobile classroom proposed by the previous planning application has been replaced in the current planning application by a permanent
building that is connected to the existing school building, which addresses reason no. 4 of the previous refusal notice. The one remaining reason for refusal of the previous planning application, reason no. 5, relates to the vehicular drop off point. The current planning application continues to propose the vehicular drop off point, in a similar manner to the previous planning application. Reading this reason for refusal I would suggest that it was added due to the overall feeling against the proposed development as a whole. I believe that on its own this reason for refusal would be difficult to sustain.
Looking at the individual parts of the proposed development A) I consider the extension to be relatively modest and acceptable. There does not appear to be details of the toy storage shed contained with the planning application but as this represents a small part of the proposed development I am satisfied that it can be dealt with through condition. B) I consider the proposed new area of playground to be acceptable as it is a recreational use in a recreational area. C) Whilst the car park extension does result in a loss of playing field provision I am content that the level of loss is relatively minimal and acceptable. D) Although the actual real benefit of the vehicular drop off point is questionable I consider that its impacts are acceptable and that there are no real grounds for its refusal.
I recommend that the planning application be approved.
Recommended Decision: Permitted
Date of Recommendation: 01.11.2005
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to drawing no.s 772a – 101, 772a – 103 and 772a – 104 date stamped the 17th June 2005 and drawing no. 772a – 102A date stamped the 12th July 2005.
C 3. Prior to the commencement of the use of the nursery a School Travel Plan must be submitted to and agreed by the Planning Authority. This plan should be formulated in conjunction with the Department of Transport.
C 4. Prior to its installation a drawing showing the elevation details of the toy storage shed must be submitted to and agreed by the Planning Authority.
N 1.
The applicant is advised to consult the Isle of Man Fire and Rescue Service with regards to the need for a Fire Certificate under the terms of the Fire Precautions Act 1975.
N 2.
For water connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the Isle of Man Water Authority Planning and Projects Section, telephone 695958.
Decision Made : ... Committee Meeting Date : ...
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