**Document:** Officer Report 12/01598/B **Application:** 12/01598/B — Erection of a metal storage shed **Decision:** Permitted **Decision Date:** 2013-01-10 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/3734-braddan-willaston-primary-school-road-shed/documents/1285048 --- # Officer Report 12/01598/B Case Officer: Mr Chris Balmer Photo Taken: 17.12.2012 Site Visit: 17.12.2012 Expected Decision Level: Officer Delegation ## Officer's Report 1.0 THE SITE 1.1 The application site represents Willaston Primary School, Douglas which is located along School Road which runs along the south and west of the primary school boundaries. 2.0 THE PROPOSAL 2.1 This application seeks approval for the erection of a metal storage shed. The shed would measure 2.12 metres in width, depth and height. The shed would be finishes in a dark green steel sheeting cladding. 3.0 PLANNING STATUS 3.1 The application site is zoned as an area of buildings for civic, cultural and other special use (primary School) in the Douglas Local Plan 1998. The Isle of Man Strategic Plan 2007 contains two policies' which are considered specifically material to the assessment of this current planning application - General Policy 2 and Community Policy 5. 3.2 General Policy 2 states the following: "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; [Table omitted in markdown export] - (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." #### 3.3 Community Policy 5 states the following: "Permission will normally be given for proposals to improve or extend schools and institutions of higher education and to build new schools, subject to their being sited and designed in accordance with the other policies of this plan, having particular regard to the potential for community use of the buildings and the associated Open Space." #### 4.0 Planning History 4.1 There have been a number of planning applications submitted relating to the school; the one that is relevant to the proposed development is: 4.2 Siting of a container for the storage of sports equipment - 08/01682/B – REFUSED on the following ground: "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." #### 5.0 Representations 5.1 The following written representations have been received: 5.2 The Department of Transport has raised no objection to the proposal. 5.3 Douglas Corporation has raised no objection to the proposal. #### 6.0 Assessment 6.1 The main question with this proposal is to ask is whether it will be appropriate for its setting, in terms of size and siting. The structure is modest in size but is located between School Road and the primary school building. Consequently, the proposal would be apparent from certain aspects from School Road. From the north of the site views of the proposal would be limited due to the existing landscaping (mature hedgerows and trees), however from the south of the site the proposal would be apparent. 6.2 Whilst the structure would be seen from certain public views along School Road, it is considered given it size, height, colour and siting adjacent to existing landscaping the proposal would not have a significant impact upon the visual amenities of the street scene to warrant a refusal. #### 7.0 Recommendation 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and therefore recommended for an approval. #### 8.0 Party Status 8.1 The Local Authority is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status. 8.2 The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status. ## Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 07.01.2013 ### 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 approval relates to the erection of a metal storage shed as proposed in the submitted documents and drawings WPS-001 and WPS-002 all received on 6th December 2012. C 3. The shed is to be finished/painted in a dark green colour and maintained and retained thereafter. 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:** 8/1/13 ### Determining officer (delete as appropriate) Signed: _________________________ Anthony Holmes Senior Planning Officer Signed: _________________________ Michael Gallagher Director of Planning and Building Control Signed: _________________________ Jennifer Chance Development Control Manager --- *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/3734-braddan-willaston-primary-school-road-shed/documents/1285048*