Planning Statement For The Additional Use Of Part Of King William’S College As A Primary School Douglas Road, Castletown, Im9 1Tp
A photograph showing an outdoor paved playground area with basketball hoops situated between two buildings, featuring grass landscaping and a picnic table.
1.0 Introduction
1.1 The site is part of the curtilage of King William’s College which bounds Douglas Road (A5) to the north west and the Derbyhaven Road (A12) to the south. To the north, west and south west lies the Isle of Man Airport: to the south west lies the residential estate which was formerly known as Janet’s Corner and which was redeveloped within the last 20 years.
1.2 The College grounds accommodate a range of buildings and facilities, all associated with the educational facility, including a chapel, war memorial, sports pavilions, tennis courts, swimming pool, sports pitches and associated car parking. The application site incorporates one detached building - Stenning Building and part of another - Jackson House.
1.3 The college includes boarding facilities and accommodates 240 non boarding pupils, 40 boarding pupils and around 136 staff with approximately 180 parking spaces.
1.4 The school is privately run, outside of the publicly funded educational system and offers school places to children between 11 and 18. The college also embraces the Buchan School which is located on a separate site.
1.5 Buchan School is located approximately 2.5km to the west on the other side of Castletown and offers non boarding education to approximately 150 children between the ages of 3-11 as well as around 50 nursery school and pre-preparatory facilities for younger children. This facility currently has around 50 staff. The two schools are operated by the same organisation offering educational facilities across the whole range of school and preschool ages. This site accommodates 25-30 vehicles parking there when the school is operational.
1.6 Parts of the King William’s College site are Registered including the entrance wall off Douglas Road, the main college building, the chapel and the pavilion which sits to the south of the entrance drive, alongside the swimming pool building. These buildings were Registered in July 2001.
1.7 The proposal concerns the following existing buildings: Jackson House, is a boarding facility with classrooms and music facility which is situated at the northern part of the main complex. The proposal also involves Stenning House Fourth Form Centre which is located immediately to the south of Jackson House: Stenning House is a two storey classroom facility.
2.0 Planning policy
2.1 Area Plan for the South
2.1.1 The site is designated on the Area Plan for the South (2013) as Civic, Cultural or Other Uses (College) and outside of the settlement boundary which is shown in purple with the black dash and dotted line demarcating the boundary between Castletown and Malew.
2.1.2 The northwestern part of the site lies within the Runway Public Safety Zone and the whole of the site, with a considerable area on all sides, also lies within an area where there are building height restrictions due to the proximity of the Airport. This RPSZ does not include any of the buildings which are the subject of this application.
A planning map showing land use designations such as residential, industrial, and college areas, with a purple boundary line outlining the application site.
2.1.3 The site lies within Landscape Character Area F7 on the Landscape CharacterAssessment of 2008. The full provisions are set out in Appendix One of this statement butthis is summarised in the Area Plan as follows:
A site plan extract displaying property boundaries outlined in blue and black lines, with surrounding land use areas and a red numbered marker.
Castletown and Ballasalla (F7) The overall strategy is to conserve the character, quality and distinctiveness of this open area that contributes to the setting of Castletown and Ballasalla, to enhance the river field pattern and to conserve the aquatic habitat corridor of the Silverburn.
Key Views Open and panoramic views out to sea and over Langness’ rocky shoreline beyond the Airport.
Key views to the prominent landmarks of Castle Rushen and King William’s College.
2.1.4 King William’s College is referred to numerously throughout the Area Plan WrittenStatement: its sports facilities (hall and astroturf pitch) are listed in the Community FacilitiesAudit and there are two specific policies which refer to this site:
Landscape Proposal 3: Built development should extend no further to the south west towards the Scarlett Peninsula than that already permitted at Knock Rushen, and no further east towards Derbyhaven than the existing terrace of houses on the Promenade adjoining the grounds of King William’s College.
Landscape Proposal 6: In determining applications for development consideration should be given to the siting of tall vertical elements so that they do not affect the setting of King William’s College and Castle Rushen.
2.1.5 In the section in the Area Plan on Education, it states:
Community Facility Proposal 1: It is proposed that the site currently occupied by the Buchan School is retained for educational purposes. Should the use for education no longer be required, a residential use would be considered appropriate, but not before proper assessment as part of the review of residential allocations in Castletown.
2.1.6 Interestingly, neither Buchan School nor King William’s College are listed as educational establishments within the study area (paragraph 8.16.2) in the Written Statement.
2.1.7 A public right of way (274) runs through site from Douglas Road, along the entrance drive, to the south of the buildings and south onto Derbyhaven Road.
2.1.8 There are no Registered Trees or Registered Tree Groups within the site and it is not within an adopted or proposed Conservation Area.
2.1.9 As noted above, a number of the buildings on site are Registered as shown below in lilac:
2.2 Isle of Man Strategic Plan 2016
A site location plan showing the application site highlighted in pink near King William's College and a residential area.
2.2.1 Development is generally directed towards existing settlements (Strategic Aim, Strategic Policies 1, 2 and 10, Spatial Policy 5, Transport Policy 1).
2.2.2 Development which is in accordance with the land use designation is generally presumed to be acceptable subject to compliance with a number of criteria:
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.
2.2.3 In addition to this, there are policies which go into further detail into some of these areas: development is expected to protect ecology (Environment Policy 4), have an acceptable impact on highway safety including the provision of appropriate levels of parking (Transport Policies 4 and 7).
2.2.4 Parking standards are set out in Appendix 7 of the Strategic Plan which provides standards according to different types of development. In terms of use, schools generally sit within of the Town and Country Planning (Use Classes) Order 2019 Class 4.2 - Childcare or education and there are two sub-classes -
(a) nurseries, play groups, holiday schemes, other out of school provision or crèches (excluding child-minding carried out in a dwellinghouse or flat); or
(b) schools and non-residential education and training centres.
“Residential schools” are however, sui generis (ie do not fall within a particular class). There is no distinction in the Use Classes between secondary and primary schools.
2.2.5 The parking standards table Appendix 7 makes no reference to schools or educational facilities, the only type of development which could possibly refer to educational facilities, being “Assembly and leisure” which include cinemas, meeting halls, swimming baths, leisure centres and the conference and leisure facilities of hotels although it should be noted that “Assembly and leisure” is a specific Use Class in the Order (Class 4.4), which is not the same as Education of any kind.
2.2.6 Development is generally expected to have a positive impact on the character and appearance of an area (Strategic Policies 3, 4 and 5 and Environment Policy 42).
2.2.7 Education is referred to severally within the Strategic Plan:
10.5.3 It is one of Government’s general policies to promote equity and equality of access to education, health, community and recreation facilities, services and the wider environment for all sectors of the community.
Community Policy 5: 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 the other policies of this plan, having particular regard to the potential for community use of the buildings and the associated Open Space.
Environment Policy 23: When considering alterations and improvements to existing facilities the Department will require that consideration be given to the potential adverse impact of the proposed changes to existing neighbours.
2.2.8 Registered Buildings are protected in terms of their fabric and setting by Strategic Policy 4 and Environment Policy 32 and their demolition is presumed against (Environment Policy 30) as well as their removal from the Protected Buildings Register (Environment Policy 31). Changes of use of Registered Buildings can be acceptable if it is demonstrated that the proposed use is appropriate and any alterations associated with the change are not detrimental to its character as a building of special architectural or historic interest (Environment Policy 33). Parking standards may be relaxed where a development would
secure the re-use of a Registered Building or building of architectural or historic interest (Appendix 7).
2.3 Planning Policy Statement 1/01 - Conservation of the Historic Environment ofthe Isle of Man
2.3.1 This document provides more specific advice about development concerning Conservation Areas and Registered Buildings. This includes advice on the use of a Registered Building. Registered Building Consent is required for any works to and which materially affect a Registered Building including works within the building. Registered Building Consent is not required for any change of use. Planning approval is not required for works solely within a building but is required for a material change of use. Some proposals will involve the need to secure both planning and Registered Building Consent.
3.0 Planning History
3.1 The site has been the subject of a number of applications for alterations and extensions, the most relevant of which are those which resulted in the creation of a new performing arts centre to the north of the main quadrangle (06/01421/GB, 06/01422/CON) and permissions which have been granted for the redevelopment of the existing swimming pool (not implemented) (11/01212/B, 17/00501/B and 17/00716/B).
3.2 The most recent application for the site was one for the principle of the erection of a sports centre comprising 50m swimming pool, 60m running track, sports hall and gym with changing facilities with associated parking addressing siting, access, design and external appearance. This application was permitted by the Planning Committee, contrary to officer recommendation but this approval was overturned at appeal. The application proposed a new building to be erected between the Junior School and Douglas Road and was refused for the following reasons:
1. Overall it is not considered that it has been sufficiently demonstrated that there is an overriding national need for the proposed development or that there is no other acceptable alternative site available for it to warrant an exception to the principle of development in this location in terms of Environment Policy 1 and General Policy 3(g) of the Isle of Man Strategic Plan 2016.
2. Due to its siting, scale and massing, the proposed building would have an unacceptably adverse impact on the setting of Registered Buildings, contrary to Strategic Policy 4 of the Strategic Plan 2016.
3. Due to its siting, scale and massing, the proposed building would have an unacceptably adverse impact on the immediate and wider landscape surroundings of the site and its contribution to key landscape views, contrary to Landscape Proposal 6 and Character Appraisal site F7 of the Area Plan for the South 2013 and General policy 2 (b, c, g) of the Isle of Man Strategic Plan 2016.
4.0 The proposal
4.1 Proposed is a scheme which will enable the current Buchan Primary School to be accommodated within the grounds of King William’s College. The proposal, if approved, would allow the sale of the Buchan School site (see Community Facility Proposal 1 of the Area Plan for the South) and reinvestment of that money into the continued refurbishment of the building stock within the college grounds. The combining of the two schools on one site would also result in the sharing of gym and sports facilities including the swimming pool, maintenance facilities and staff, the chapel, catering and cleaning and reduction in these resources and costs. The proposed nursery accommodation will be the subject of a further, future application.
4.2 The proposal aims to create accommodation for the following:
4 pre-preparatory classrooms for 20 pupils each 6 primary school classrooms for 20 pupils each.
4.3 The proposal needs to demonstrate that the primary school facilities are segregated from the main college to provide a safe and secure environment for the children and which will also provide an individual identity for the primary school. A number of options were considered including:
1. Conversion of Colebourne House and Stenning Building
2. Conversion of Colebourne House, D&T Building, Stenning Building and Jackson House
3. Conversion of Junior House
3a. Conversion of Junior House and the Principal’s House
3b. conversion of Junior House and the erection of a new nursery building
4. Demolition of Junior House and rebuild.
4.4 Each of these options were costed and the timescales estimated and the it was concluded that a reduced version of option 2 was the optimal solution in terms of cost and deliverability.
4.5 Stenning Building provides 7 classrooms and associated facilities over two storeys. Jackson House provides 7 boarding bedrooms, supervisor’s accommodation and classrooms: the attached music school is not being affected.
4.6 Stenning Building is to accommodate the assembly room/library, classrooms, stores, offices, reception and toilets. Jackson House is to provide the pre-prep facilities classrooms, staff facilities and plant room.
4.7 The changes to these buildings are largely internal although a steel canopy is to be added to the southern elevation of Jackson House (image of a similar structure below) along with ventilation louvres.
4.8 No external changes are proposed to Stenning Building other than replacement of failed window units, the introduction of louvres and a change to the colour of the painted panels on the building.
4.9 The environment around these two buildings and the space to be used by the primary and pre prep pupils will change to create clear and distinct areas dedicated to particular age groups and specific activities. The currently grassed area to the south of Jackson House is to be enclosed with 1.2m high fencing and equipped to be a reception play area with approach surface treatment and equipment and new tree and shrub planting comprising…. No trees are to be removed by the proposed works and appropriate protection will be provided to any tree next to any significant proposed works, including the erection of the fencing. Slight
A photograph showing the exterior of a modern brick building, likely a school, featuring a large steel canopy structure and green landscaping in the foreground.
remodelling of the ground to the rear of Colbourne House is proposed - existing and proposed levels shown on the submitted plans. No material will be brought into or taken out of the site.
4.10 The space between Stenning House and the new reception play area is to be surfaced in a coloured hard surface denoting the external pathways, a contrasting coloured hard surface within the play area and with new native trees around the north western side and a small group of trees within grassed areas within the play area.
4.11 The whole curtilage of the new primary school facilities will be fenced off from the remainder of the campus by 2.4m high fencing to ensure security and also to accommodate any ball games taking place next to the estate road within the designated play area shown on the submitted plans.
4.12 The area between Stenning House and Colbourne House is to be landscaped with ‘alcove seating” and to the south of Stenning and Colbourne Houses will be surfaced ares with ribbon seating with areas of grass and new planting.
A photograph showing the exterior of a single-story building with wooden cladding and a flat canopy structure running along the front elevation, set against a grassy foreground.
4.11 The trees currently alongside the estate roadway will be protected in accordance withdetails provided within the application.
A photograph showing the exterior of a two-story building complex with mixed stone and rendered facades, set against a blue sky with a paved path and lawn in the foreground.A photograph showing a grassy courtyard area between two stone buildings, likely part of a school site with cars parked in the background.
4.12 The area to the north and east of Colbourne House will be retained as open, greenspace and transformed into a biodiversity area with woodland teaching glades where theyoung children can learn about nature, habitats and the importance of biodiversity.
A low-angle outdoor photograph showing the exterior of a large stone building, likely Jackson House, with a grassy slope and trees in the foreground.A photograph showing the exterior side elevation of a large stone building with a wooden deck and grassy grounds.
4.13 There is to be no change to the existing car parking areas to the west of thesebuildings.
A photograph showing a paved yard or parking area with parked motorcycles and a car, bordered by stone buildings and a wooden fence under a blue sky.A street-level photograph showing stone buildings, likely Jackson House and an adjacent structure, with a paved area and wooden fencing in the foreground.
4.14 Car parking facilities are distributed throughout the college site - approximately 180 including approximately 15 spaces alongside Junior House, 75 spaces to the rear and side of the D&T Building, 32 around the swimming pool and bursar’s office complex and further spaces around the rest of the college buildings.
5.0 Assessment
5.1 The existing site accommodates a secondary school and associated facilities and also incorporates boarding facilities. The educational facilities are not offered solely to boarding pupils and those who board represent a relatively small proportion of the overall pupil numbers (14%). As such, we would submit that the lawful and established use of the site is not a boarding school but a school under Class 4.2b of the Use Classes Order. As the proposed use of a primary school also falls within this Class, it is our view that the proposed change of function of two of the buildings on site to accommodate the primary school would not constitute a material change of use and planning permission should not be required for it.
5.2 However, advice from the Planning Office indicated that this was not the case and that planning approval is required and the application has been submitted as such. That aside, the only works for which planning approval is required within the application are the canopy structure and the 2.4m fencing. We do not believe that the additional works (paving, installation of play equipment and landscaping) may constitute development due to their scale, and location and the fact that they are all ancillary to the principal use of the site as a school. Nevertheless, all of these works are shown on the drawings for a complete understanding of the scheme.
Highway safety and parking
5.3 The incorporation of the primary school on this site will result in an increase in the number of persons on site at any one time. The changes will not reduce the amount of boarding school places as any spaces lost which are needed will be relocated elsewhere within the complex. The operators of the site are considering better facilitation of cycle parking and storage within the site but this is not likely to be utilised significantly by the primary school as those children are unlikely to cycle to school due to their young age.
5.4 The increase in persons on site will not be an automatic relocation of all of the persons from the Buchan moving to the school due to the reduction in the number of staff required to maintain and run the facilities through streamlining of the services onto one site. There are expected to be 150 primary school pupils attending at the site and school staff numbers overall reducing to around 170 at this site.
5.5 It is consistently the case that some members of staff are the parents of children at one or both of the schools and therefore transport their children to the site in their own vehicle,
not generating any additional traffic movements. These vehicles need to be accommodated on site. As an example, at King William’s College currently, 23 pupils were the children of staff employed on site.
5.6 In addition, many of the children attending the Buchan and King William’s College are siblings and their journey to work will involve a single vehicle. It is estimated that currently around 125 - 150 cars are parked on site with a greater number - 180 spaces - being available although not all are marked out, 60 students travel by bus and approximately 100 cars are stopping children off at King William’s College.
5.7 The academic day for the primary and secondary schools are slightly different with the former operating between 0830hrs and 1530hrs and the latter 0820hrs to 1620hrs. Staff are generally expected to arrive and leave an hour either side of these times.
5.8 The accompanying Transport Statement and Travel Plan demonstrate that the proposed accommodation of the primary school on the site will not have an adverse impact on highway safety and that the site can safely accommodate the number of vehicles expected to be generated from the proposed development as well as the existing use of the site given that there is currently around 30-55 spaces spare capacity.
Visual impact including impact on the Registered Buildings
5.9 The circulation route through the site for most vehicles and pedestrians does not proceed along the roadway between Colebourne and Stenning Houses but curves around the swimming pool and bursar’s office building complex. The northern elevation of the main college building is more functional and less decorated or architecturally interesting than the other elevations.
5.10 This elevation has timber fencing and car parking right alongside it and also sits opposite the much more modern Stenning and Colebourne Houses - see photograph below.
5.11 Whilst the introduction of the 2.4m high fencing will have some impact on this elevation of the Registered Building, and some impact on the visual character of this part of the site, the impact of the fencing and the paving will be mitigated somewhat by the existing trees which bound the roadway at this point, which are to be retained. The fencing will also be coloured so as to minimise its impact on this streetscene.
5.12 We submit that the visual impact of the proposed works will have a minimal and neutral impact on the character and appearance of this part of the site, and on the Registered Building given that the closest element of it is less decorated and more functional than the principal elevations, thus satisfying the Planning Policy Statement 1/01 Conservation of the Historic Environment of the Isle of Man, Strategic Policy 4 and General Policy 2.
5.13 The works are contained entirely within the site, involve minimal alterations to existing buildings which are not publicly visible or prominent and the Transport Statement has demonstrated that the highway impact is acceptable. As such there is no adverse impact on neighbours, as required by Environment Policy 23.
5.14 The proposal will enable the implementation of Community Facility Proposal 1 of the Area Plan and also realise the potential of the Buchan School site for alternative purposes, which is a highly sustainable site within the settlement boundary.
5.15 The proposal satisfies Community Policy 5 of the Strategic Plan as the proposal will improve the facilities available at this site which complying with the other relevant policies in the Strategic Plan.
A street-level photograph showing stone buildings in Castletown, including Jackson House on the left and a larger institutional building on the right, with a paved parking area and wooden fencing.
5.16 The works are outwith the Runway Public Safety Zone so there is no adverse impact in this respect.
5.17 No trees are to be removed or adversely affected by the proposals as demonstrated in the Arboricultural Reports. The Arboricultural Impact Assessment confirms that
“The development has the potential to affect ten retained trees, most notably a category-A sycamore (tree 6276), where excavation is required within its root protection area for a footpath. This excavation could damage existing roots and reduce the overall soil volume available for rooting; however, this loss can be offset by replacing compacted surfaces with soil and grass.
Other trees may also be affected by footpath construction, but a geocell system can be used to minimise damage by preventing excavation and soil compaction.
Landscaping works along the driveway can be carefully managed to improve rooting conditions. The construction specification for the proposed fencing, and the placement of fence posts in the ground, will require careful consideration to avoid root damage. A programme of supervision and/or monitoring is recommended to ensure the impacts to existing trees are minimised.”
5.18 It recommends that an arboricultural method statement describing the required protection measures and supervision provided in greater detail should be provided prior to commencement of works.
5.18 The proposals will result in an enhancement of biodiversity and ecological interest of the site together with the children’s understanding and appreciation of it.
6.0 Conclusion
6.1 The relocation of the Buchan School is acknowledged in the Area Plan for the South and this application will enable all but the nursery school accommodation to be moved to the King William’s College site, resulting in an overall reduction in vehicle movements between the two sites, a reduction in and streamlining of staff and resources and a more efficient running of the two establishments.
6.2 Whilst the proposal will result in an increase in number of people and vehicles coming to and from the site, it has been demonstrated that there is sufficient car parking available to accommodate the increase and that highway safety for vehicle users and pedestrians is not unacceptably compromised.
6.3 The proposals are close to a group of Registered Buildings but it has been demonstrated that the works will not have an adverse impact on them or on the character or appearance of the site generally. The works will not be visible from outwith the site and are largely screened by existing trees and alongside modern buildings.
6.4 The works will provide a modern and well equipped primary school facility for existing and future pupils of the Buchan School and enable a seamless transition to the secondary school should pupils continue to the college when of an appropriate age.
6.5 We believe the proposal represents a beneficial and acceptable way forward for the college and primary school in a manner which accords with all of the relevant planning policies.
Sarah Corlett 06.09.24
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