12 April 2011 · Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Isle Of Man Education, Kewaigue School, Kewaigue, Douglas, Isle Of Man, IM2 1qh
The proposal involved single-storey extensions to the existing school building to provide improved sanitary provision and office/library space for staff and pupils, including a flat-roofed section continuing from the existing building and a pitched-roof section up to the western boundary.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer assessed the proposal against General Policy 2 and Community Policy 5 from the Isle of Man Strategic Plan. The key issue was visual impact on the locality's amenities, as the extension wou…
General Policy 2
General Policy 2 requires development to respect visual amenities. Officer assessed the extension's prominence from public views but found impact acceptable due to partial obscuring by canopy, matching materials, and continuation of existing roof forms.
Community Policy 5
Community Policy 5 supports educational facilities. Applied to extension of school facilities with no specific tensions noted; proposal aligned as extension to existing use.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
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.
Materials matching
No facing materials shall be used other than materials similar to those used on the existing building.
Roof materials
The pitched roof must be finished in dark natural slate.
Bat protection method statement
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.
No adverse Traffic Impacts
No objection
Development could affect bats but possible without harm if planned into works; recommend method statement condition
No objection
Multiple consultees including Highways Division, Douglas Corporation, Douglas Drainage, and DEFA Biodiversity provided responses to PA 10/01890/B extensions to Kewaigue School, with all indicating no objection subject to bat mitigation measures and drainage details.
Key concern: bat roost disturbance and protection
Department of Infrastructure Highways Division
No ObjectionNo Adverse Traffic impacts
Borough of Douglas
No ObjectionDouglas Corporation have no objection to the proposals listed below; 10/01890/B Extensions to school building, Kewaigue School Kewaigue
Borough of Douglas
No ObjectionDouglas Corporation have no objection to the proposals listed below; 10/01890/B Extensions to school building, Kewaigue School Kewaigue (Re advertised due to amended plans received)
Douglas Borough Council Drainage Department
Conditional No Objectionno objection in principle subject to; the disposal route for the surface water must in accordance with the requirements of the Isle of Man Sewerage & Water Authority
Conditions requested: Exact details of the drainage layout must be provided to the Borough of Douglas Drainage Department for approval, prior to any work commencing on site; NO groundwater will be permitted into any public foul sewer (either pumped or by gravity); There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s)
DEFA Senior Biodiversity Officer
Conditional No Objectionrecommend to Planning that a method statement be drafted; The proposed development should not pose a risk to the bats at this site if it is planned to take them into account; We must avoid sealing any bats in at all costs; if the application is given consent, then a method statement be required
Conditions requested: method statement be drafted to take account of the potential bat issues and how these will be avoided/ameliorated/checked; cover be built inside the window to prevent light ingress before the roof is removed; internal attic works be done whilst bats are not in residence, particularly avoiding mid-May to August; bat survey in May if potential exits might be affected
