Officer Report and Recommendation

Application No.:	12/00305/B
Applicant:	Department Of Education And Children Works Division
Proposal:	Alterations to existing playground wall and installation of replacement fence
Site Address:	Kewaigue School
Kewaigue
Douglas
Isle Of Man
IM2 1QH

Officer's Report

The Application Site

1. The application site is the curtilage of Kewaigue School on Kewaigue Hill, Douglas. The site lies between Kewaigue Hill highway and Pulrose golf course. A car park that is ancillary to the school lies adjacent to the application site's south-east facing boundary that lies approximately 1.5 metres below the level of the school site.

The Proposal

1. Proposed are alterations to playground wall and installation of replacement fence. The playground wall that divides the curtilage of the school premises and the car park is to be reduced in height by 1150mm and capped with concrete. The adjoining wall, which divides Kewaigue Hill road and the school site, will not alter in height. New green steel mesh fencing will be erected inside of both walls will a height of 3600mm, in panels fixed together with a width of 2525mm. A gate opening will be retained within the fencing where the existing gate access exists in the wall between the school curtilage and car park.

Planning History

1. The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application:

95/00620/B - Erection of boundary fence, Pulrose Golf Course adjacent to Kewaigue School – Approved.

Planning Policy

1. The application site falls within an area of land designated for Primary School use on the Douglas (South) Local Plan. There are no policies that accompany the local plan, which are considered specifically material to the assessment of the planning application.

Case Officer:	Mr Jamie Leadbeater
Photo Taken:	20.03.2012
Site Visit:	20.03.2012
Expected Decision Level:	Officer Delegation

1. The Isle of Man Strategic Plan 2007 contains two policies that are 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:

• (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;
• (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".

Community Policy 5 states:

"Permission will generally be given for proposals to improve or extend existing schools and institutions of higher education and to build new schools, subject to their being sited and designed in accordance with other policies of this plan, having particular regard to the potential for community use of the buildings and the associated Open Space".

Representations

1. Douglas Borough Council has no objection to the proposal.
2. The Highways Division do not object to the proposal as it has no adverse traffic impacts.

Assessment

1. The proposed replacement fencing does not significantly differ in design or scale to the existing fence, and is considered to enhance the appearance of the curtilage boundary. The reduction in wall height is modest is scale and is not considered to adversely affect the character of the school.
2. Overall, the proposal is not considered to adversely affect the character or appearance of the school, or surrounding area, and subsequently has no detrimental effect on public amenity. The proposal will also enhance the appearance of the school to more modern day standards. As such, the proposals comply with the provisions of General Policy 2 and Community Policy 5 of the Isle of Man Strategic Plan 2007, and are therefore acceptable.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

The local authority, Douglas Borough Council are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.

1. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 11.04.2012

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 installation of a replacement fence and alterations to adjoining wall height, shown in drawing 01, 02 and 03, received 29 February 2012.

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: 11-4-12

Determining officer (delete as appropriate)

Signed: _________________________ Anthony Holmes Senior Planning Officer

Signed: _________________________ Sara H. Corlett Senior Planning Officer

Signed: _________________________ Sara H. Corlett

Michael Gallagher Jennifer Chance Director of Planning and Building Control

Michael Gallagher Jennifer Chance Director of Planning and Building Control

Development Control Manager

11 April 2012

Development Control Manager

11 April 2012