16 June 2020 · Committee
Field 534017, Blackberry Lane, Onchan, Isle Of Man, IM3 1ta
Permission was granted for Onchan Pensioner Social Club to erect a clubhouse and level and form two football pitches on fields 534017 and 534018, located between Summerhill Glen and Blackberry Lane, to the south of Governors Hill Roundabout. The site had previously received planning approval in 2012 for a football pitch, clubhouse, and car parking. That earlier permission had been commenced and the land was already being used for football training, though the pitches had not been formally laid out. The officer report examined the principle of the use, potential visual impact, effects on neighbouring amenities, and highway safety and parking. The application was approved on 16 June 2020 with six conditions.
The Department of Environment, Food and Agriculture approved the application on 16 June 2020. The officer report considered the principle of the use, visual impact, effects on neighbouring amenities, and highway safety, and found the proposal acceptable on all counts.
General Policy 3
Development will not be permitted outside of those areas which are zoned for development
General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land (1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage. 6.4 Planning Agreements 6.4.1 Where development is acceptable and in accordance with the provisions of this Plan and the relevant Area Plan, but raises issues which cannot be addressed by the imposition of planning conditions, the Department will seek to conclude an Agreement with the developer under Section 13 of the 1999 Town and Country Planning Act.
Recreation Policy 1
complying with RP 1 & 2
Recreation Policy 1: Area Plans should incorporate an assessment of the indoor and outdoor sport and recreation needs of the plan area, and the wider context and include proposals to: retain existing sporting facilities and open space provision unless alternative provision of equivalent community benefit and of equivalent or better accessibility is made available; identify suitable sites to make good any deficiency in provision both for existing and future residents of the area; and ensure appropriate provision is made as part of any proposed residential development, in accordance with the Open Space Standards set out in Appendix 6 to the Plan, related to the needs generated by the development, unless the specific housing provision within the development justifies a reduced provision in relation to specific types of open space requirement. 10.3.5 In certain circumstances it may be beneficial to allow the redevelopment of areas of underused, poorly maintained or inappropriately located open space. Development on such areas will only be permitted where alternative provision can be made. However, the new open space must be easily accessible to the local community and be at least equiv alent in terms of type, quantity and quality to that which is being replaced.
Recreation Policy 2
complying with RP 1 & 2
Recreation Policy 2: Development which would adversely affect, or result in the loss of Open Space or a recreation facility that is or has the potential to be, of recreational or amenity value to the community will not be permitted except in the following circumstances: (a) where alternative provision of equivalent community benefit and of equivalent or better accessibility is made available; and (b) where there would be an overall com munity gain from the development, and the particular loss of the open space or recreation facility would have no significant unacceptable effect on local open space or recreation provision or on the character or amenity of the area. 10.3.6 In the case of residential developments for 10 or more dwellings, the Department proposes to adopt the following general standards (which refer to the area required per 1000 head of population): Recreational Open Space Sports Pitches 1.8 ha Children's Play Space 0.6 ha Amenity Space 0.8 ha 10.3.7 These general standards will be applied having regard to the following circumstances: (i) the size, type, and particular needs of the resident population in question; (ii) the needs of visitors to the area; and (iii) the proximity and availability of existing Open Space, including the foreshore, public glens and parks, and school fields which may be available for public use outside of school hours. More detail is set out in Appendix 6. 10.3.8 The Department has therefore adopted the following policy such as to plan positively for the provision of well-designed recreational and amenity space.
Transport Policy 1
New development should, where possible, be located close to existing public transport facilities and routes
Transport Policy 1: New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes.
Transport Policy 4
The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys
Transport Policy 4: The new and existing highways which serve any n ew development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan. 11.3.2 Notwithstanding policies within this plan which encourage travel by means other than private car it is anticipated that the number of vehicles using the Island's roads will continue to increase. This increase in demand is likely to lead to a greater need for road impro vements in order that travel can take place in a safe, effective, and environmentally acceptable manner. The Department of Transport will continue to assess the need for such improvements to public highways and undertake works where appropriate, with much of the improvement within existing roads carried out under the provisions of the Town and Country Planning (Permitted Development) Order2005. The need for improvements to the Island's highway network must be balanced against the environmental objectives of this plan.
Transport Policy 7
The Department will require that in all new development, parking provision must be in accordance with the Department's current standards
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
Prior to the commencement of any works and detail plan showing how the 51 parking spaces are to be formally laid out shall be submitted and approved by the Department and this approved scheme shall be completed prior to the use of either the clubhouse or two pitches, kept permanently available for the parking of vehicles associated with the club/s and retained thereafter.
Condition 3
Only junior players not exceeding 18 years of age shall use the pitches (excluding coaches etc) hereby approved. No senior matches shall be played on the pitch.
Condition 4
The existing field boundary which separates Fields 534017 & 534018 as shown on plan OAFC_IOM_124 shall be retained.
Condition 5
For the avoidance of doubt no approval is hereby grand for any external floodlights to either pitch or attached to the clubhouse hereby approved. A further planning application would be required for such lightning.
Condition 6
No approval is hereby granted for the approval of any containers/storage units current within the site and such structures require additional planning approval.
Creation of a football pitch, erection of a club house to provide changing facilities and associated car parking
extant planning approval on this site
Temporary use of football ground and facilities as a camp site for the duration of the both the TT Festival and IOM Festival of Motorcycling