**Document:** Officer Planning Report Recommendation **Application:** 10/01890/B — Extensions to school building **Decision:** Permitted **Decision Date:** 2011-04-12 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/333-braddan-kewaigue-school/documents/1241231 --- # Officer Planning Report Recommendation **Application No.:** 10/01890/B **Applicant:** Department Of Education And Children **Proposal:** Extensions to school building **Site Address:** Kewaigue School Kewaigue Douglas Isle Of Man IM2 1QH ### Considerations Case Officer : Mr Ian Brooks **Expected Decision Level:** Senior Planning Officer Delegation ### Written Representations ### Consultations Consultee : Highways Division Notes: No adverse Traffic Impacts Consultee : Douglas Corporation Notes: No objection 30.03.11 no objection Consultee : Mr Richard Selman Notes: Kewaigue School is well known as a bat roost, with brown long-eared bats in the main roof of the old school and pipistrelles recorded using the roof edges. This development could affect these bats, but I have met with the DEC on site and believe that it will be possible to undertake this development without harm to the bats using the building if this issue is planned into the works. I therefore recommend that if the application is given consent, then a method statement be required, to consider the potential effects of the work on bats and agree the matters that will ensure that the development is undertaken in a safe manner. I attach my advice to the DEC regarding the matter. Consultee : Drainage Services Manager Notes: No objection ### Officer's Report ## PLANNING STATUS Within the adopted Isle of Man Strategic Plan, the following policy is considered to be relevant to the assessment and determination of this application: General Policy 2, Community Policy 5 ### Assessment The application site is not within a Conservation Area. The application is proposing to extend the existing facilities to Kewaigue School. The only key issue with this application is the impact the proposal will have on the visual amenities of the locality. The proposed extension will be built up to the western boundary of the school. Part of the extension will be partially obscured by a canopy when viewed from Kewaigue Hill. The proposed extension will become more prominent when walking towards it from Kewaigue Hill and from the golf course to Kewaigue Hill. Part of the extension will be flat roofed, which is a continuation of an existing flat roof to the building. The remaining part of the extension will have a pitched roof. The materials of which will match the existing building. On balance, the proposed extension will have some impact on the visual amenities of the locality but not to a degree to warrant a refusal. ### Recommendation It is recommended that planning permission be granted subject to conditions. ### Party Status The local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status. The Highways Division of the Department of Transport is now part of the Department of Infrastructure of which the planning authority is part of. As such, the Highways Division cannot be afforded party status in this instance. The Senior Biodiversity Officer (Zoologist) has commented on planning matters and as such should be afforded party status. ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 01.04.2011 ### 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. This permission relates to extensions to a school building as shown in drawing numbers P01 and P02 date stamped 23 December 2010. P03 A date stamped 3rd March 2011. #### C 3. No facing materials shall be used other than materials similar to those used on the existing building. 1 April 2011 10/01890/B Page 2 of 3 C 4. The pitched roof must be finished in dark natural slate. C 5. No development shall be carried until a method statement, demonstrating how the bats within the building will be protected during the construction of the development, has been submitted and approved by the Planning Authority and thereafter the development will be carried out in accordance with the approved method statement. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : Signed : Senior Planning Officer --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/333-braddan-kewaigue-school/documents/1241231*