Officer Planning Report

Planning Report And Recommendations {{table:538471}} ### Considerations {{table:538469}} ### Written Representations ### Consultations {{table:538470}}

Officer's Report

The Site

The application site comprises of the curtilage of Willaston School, School Road in Douglas. The school is situated along Bray Hill, north of Glencrutchery Road and west of the Isle of Man Collage of Further Education.

The Proposal

The planning application seeks approval for the siting of a storage container on the grounds of the Willaston Primary School in Douglas. This would be used for storing sports equipment for the School and the local football team, Douglas Royal Football Club. The container would be of a green colour and positioned to the north of the boundary at the measurements of 6m long x 2.44m wide x 2.6m high.

Planning Status

In terms of local plan policy, the application site is located within an area designated as a "Primary School" under the Douglas North Local Plan. The Isle of Man Strategic Plan 2007 contains a policy

which 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;
• (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."

Planning History

The following previous planning applications are considered relevant in the assessment and determination of this application:

Case - PA 95/00937/B Siting of mobile classroom - Permitted Case - PA 98/01754/B Extension to school at end of hall - Permitted Case - PA 01/02453/B Location of mobile nursery classroom - Permitted Case - PA 02/01101/B Enclosing of open covered play area to create 2 store rooms, new external staircase and installation of door to replace existing window - Permitted

Representations

The Department of Transport and Highways Division and the Douglas Corporation have no objection with this proposal.

Manx Electricity Authority has commented that there is underground cables/overhead lines present in the area and the client needs to discuss working practices around cables and overhead lines which may be required to be diverted before any work can be carried out on site.

Assessment

The planning application seeks approval for the erection of a storage container to the north of Willaston Primary School. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policy identified earlier within the report (i.e. General Policy 2 of Isle of Man Strategic Plan 2007).

It is considered that the proposed development does not respect the application site and surroundings in terms of the scale and siting. The storage container is relatively large and in close proximity to the road, which is in full view of the existing properties at Manor Court (which is situated to the west of the site) and all pedestrians who walk by the school. As a result the siting of the container would affect the visual amenities of local residents and would create a detrimental change to the character of the locality.

Recommendation

For these reasons the proposal is considered unacceptable and it is recommended that the planning application be refused.

Party Status

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

Douglas Corporation The Department of Transport Highways Division Accordingly the following parties are not granted Interested Party Status: Manx Electricity Authority

Recommendation

Recommended Decision: Refused

Date of Recommendation: 05.12.2008

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

R 1.

The proposed development would be contrary to General Policy 2 of the Isle of Man Strategic Plan 2007 by reason of scale and siting in that it would not be in-keeping with the area and would create an incongruous addition to the schools landscape to the detriment of the visual amenities of the locality.

I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.

Decision Made : Refused Date : ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................