Officer Planning Report

Written Representations {{table:204547}} ## Consultations {{table:204546}}

Officer's Report

THE SITE

The application site comprises of the curtilage of Pulrose Youth & Community Centre, Pulrose Road in Douglas. The youth centre is bordered by The Pulrose Golf Course (South), the Sacred Heart Church (North) and Pulrose (West).

Planning Status

The application site is located within an area designated as a "Primary School" under the Douglas South Local Plan, 1998. 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;
• (l) 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 86/00525/B Conversion of school into Youth & Community Centre, pre-school assessment and nursery unit, Pulrose Infants School – Permitted

Case – PA 91/01862/B Extension and refurbishment, Pre-school Assessment Unit, Pulrose Community Centre – Permitted

Case – PA 91/04099/B Siting of mobile classroom, Pulrose Youth, Community and Re-assessment Centre – Permitted

The Proposal

The planning application seeks approval for the erection of a shelter to provide an area for teaching and for a children’s play area for this Youth Centre. The shelter would be situated along the enclave which faces the housing estate toward the south west of the building. The shelter would be constructed from mild steel with the panels 16mm polycarbonate glazing and would measure 10m x 5m.

Representations

The Department of Transport and Highways Division have not commented on the proposed development.

Douglas Corporation has no objection with this proposal.

Assessment

The application site is zoned as a primary school under the Douglas Local Plan 1998, and given the nature of the proposed development it is therefore appropriate to assess the proposal against General Policy 2 as identified earlier within the report.

The proposed application respects the site and surroundings in terms of the siting, scale and design. The shelter is in a position not to be seen from the public highway due to a section of the building blocking it and due to the row of properties to the North West of the youth centre. As a result it would not cause any adverse affects on the amenity of local residents or the character of the locality. The size of the proposal is appropriately scaled to fit comfortably within the elevation of the school,

without looking disproportionate to the height of the school or to look out of character to the rest of the existing building. The style and materials used are modest without adversely affecting the neighbouring properties.

Recommendation

For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted.

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

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 05.01.2009

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

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the erection of a shelter as shown in drawing numbers 2060/1, 2060/2, 08 0412/4 and Photographs 1 and 2 date stamped 11th November 2008.

7 12.11.09

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 : Permitted Date: 8/1/09 Signed: [Handwritten signature]

Acting Senior Planning Officer

5 January 2009

Acting Senior Planning Officer

5 January 2009