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Applicant: Onchan Pensioner Social Club Proposal Erection of clubhouse and the levelling and formation of two football pitches Site Address Fields 534017 & 534018 Blackberry Lane Onchan Isle Of Man Case Officer : Mr Chris Balmer Site Visit: Expected Decision Level Planning Committee Recommended Decision: Permitted Date of Recommendation 22.05.2020
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Reason; to ensure sufficient off road parking spaces are provided on site and in the interests of highway safety.
The application is considered to support the Onchan FC and residents of the area and IOM as a whole, providing a much need facility. Weight is attached that there is also an extant planning approval on this site and while this development increases the amount of pitches on the site, it is considered it does in a more sensitive way, compared to the original approved scheme. While the development will have a visual impact (any development would); it is considered the proposal proposed would not significantly or adversely affect the visual amenities of the area. The proposal would also have no significant adverse impact upon neighbouring amenities or upon highway safety. According the proposal is considered acceptable and complies with the relevant IOMSP policies. The application is recommended for an approval.
Plans/Drawings/Information;
This approval relates to the submitted documents and drawings reference numbers OAFC_IOM_121 REV A, OAFC_IOM_122, OAFC_IOM_123, OAFC_IOM_124 REV A,
_______________________________________________________________ Interested Person Status – Additional Persons
It is recommended that the following persons should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
6 Croit Ashlish, Blackberry Lane, Onchan (23.03.2020, 26.03.2020 & 27.03.2020) Kilronan, 55 Brunswick Rd (22.05.2020)
5 Groudle View Onchan (27.03.2020) 25 Baldrine park, Baldrine (25.03.2020) 8 Alberta Drive Onchan (26.03.2020)
As they are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with
Douglas Old Boys AFC (06.04.2020) They do not refer to the relevant issues in accordance with paragraph 2C of the Policy; and as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy.
________________________________________________________________ Officer’s Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PROPOSED USE IS CONTRARY TO THE LAND USE DESIGNATION ALTHOUGH RECOMMENDED FOR AN APPROVAL
1.0 SITE - 1.1 The application site is comprised of two fields (No.534017 & No.534018). the site is to the south of Governers Hill Roundabout, between Summerhill Glen and Blackberry Lane. - 1.2 Planning approval was granted in 2012 for the creation a football pitch and erection of a club house to provide changing facilities and car parking. This application was commenced. The site is used for football activities, although the football pitches are not formally laid out, the site is used for training purposes.
2.0 PROPOSAL - 2.1 The application seeks approval for erection of clubhouse and the levelling and formation of two football pitches for use by Onchan AFC. - 2.2 The proposed two football pitches are proposed to be sited in each of the two fields, with the existing mature boundary hedgerow/landscaping which currently divides the fields being retained. The orientation of the pitches differs compared to the original approval, where the single pitch ran on each fields and required the removal of the boundary feature. The current proposal includes less cut and fill on the site (albeit an additional pitch is now proposed), which is required due to the topography of the site which runs downwards from the north boundary to the southern boundary. - 2.3 The new clubhouse (20m x 11.4m) is slightly larger than what was originally approved clubhouse (17.1m x 7.1m) given there are now requirements to provide more accommodation for match officials, different genders, bigger social area and welfare facility. These facilities are required to enable the club to benefit from financial support from the FA. The proposed clubhouse would be sited on a very similar footprint to the approved clubhouse and would still be located north and near to the existing clubhouse (Douglas High School Old Boys AFC) and their pitches to the south.
3.0 PLANNING POLICY - 3.1 The site is partly within Onchan and partly within Douglas. In terms of land use designation the eastern section is "Open Space for Particular Purposes" under the Onchan Local Plan and the western part is "Area of Open Space - Public Open Space" under the Douglas Local Plan. - 3.2 Under the currently Draft Area Plan for the East maps, the site is designated as "Open Space for Particular Purposes". However, the Planning Policy Team in the Cabinet Office have provided an update making the following comments:
"It was agreed at the Inquiry that we would annotate all green spaces with their existing uses in the same way as other extant plans have. Unfortunately we have not produced the revised maps as of yet and nor was every change listed in Schedule of Mapping Amendments. However, in this case the site will be annotated as a playing field.
The site in question is also included within the amended Green Gap Map. This was intentional to keep the area open while enabling their continued recreational use. The same designation has been made to the pitches at Ballafletcher that are also included within the Greater DouglasStrang-Union Mills Green Gap."
3.3 As the Draft Area Plan for the East has not yet being adopted the existing Douglas/Onchan Local Plan take precedence, although some weight is attached to the comments outlined in par 3.2 above. - 3.4 The following policies of the IOMSP are relevant to consider: - 3.5 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
3.6 Recreation Policy 1 states: "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:
3.7 Recreation Policy 2 states: "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:
3.8 Transport Policy 1 states: "New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes." - 3.9 Transport Policy 4 states: "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 generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan." - 3.10 Transport Policy 7 states: "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."
4.0 PLANNING HISTORY - 4.1 12/00016/B - Creation of a football pitch, erection of a club house to provide changing facilities and associated car parking- APPROVED by the Council of Ministers.
4.2 18/01268/C - 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 - APPROVED.
5.0 REPRESENTATIONS - 5.1 Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.2 Onchan District Commissioners initially sought a deferral (18.03.2020) seeking more information with regard to parking provision.
The car park is an existing car park which has been used for 4 years, apparently without incident or complaint.
It is also better understood in terms of the 65 parking spaces provided by the football club (49 spaces) and a further 16 spaces on the Old Boys Site.
Whilst there maybe peaks in parking demand with future events / competitions where traffic generations are higher than average, it is accepted that this problem has not occurred as yet and would be proactively managed flexibly by the club should a spike in demand occur.
In terms of the day to day, the training times for the different age groups does not appear to overlap with the training for the Old Boys therefore reducing the likelihood of parking displacing out onto the public highway.
As a result of the above, I am satisfied that the parking provision is adequate and therefore support the proposals on the assumption that the 16 spaces remain available as and when required.
Recommendation: DNOC"
5.4 Comments have been received the majority being in support and objecting to the application, of which are all available in full on the planning web site. However these are summarised as:
Object
5.5 Isle of Man Football Association Junior Football League make the following supportive comments (30.03.2020): "The IOMFAJFL have almost 1700 registered players and almost 200 of them play for Onchan, making them one of the biggest junior clubs, they also have several members active on the management committee helping to administer the biggest participation sport on the Island.
On a Sunday the biggest problem the Junior League has is finding suitable venues, we already hire every school astro pitch (4), Bemahague 3G pitch and the Bowl. The most challenging age group to accommodate is the U16's who play 11 a side on, wherever possible, grass pitches. Due to the lease on their current pitch Onchan are unable to use the pitch at Onchan Stadium on a Sunday and so have to use one of our pitches or play every game at the opponent's pitch.
It is vital to the growth of junior football and to the development of the players that more pitches become available. Onchan AFC itself is also an active part of the Onchan Community, and I am sure the clubhouse would be the focal point of the community. We as a league fully support this application."
5.6 Isle of Man Football Association comments they support the application and they are aware that the club is liaising with the Football Foundation to look to gain financial support towards the project. They comment Onchan have grown to be one of the largest FA Community football clubs on the island offering football from U6's through to veterans and this facility project will help maintain and further grow membership within the club.
6.1 The principle issues relating to this application are; the principle of the use of the site; potential visual impact of the development; potential impacts upon neighbouring amenities and potential impacts upon highway safety/parking provisions. Principle of the use of the site - 6.2 As outlined in the currently land use designated the site is not designated for the proposed use. However, given the previous application was approved for a single pitch and a clubhouse and this application has been commenced and could be completed, if the applicants wished; this gives significant material weight, that the current proposal is also acceptable in terms of land use. - 6.3 Additional weight is attached that when the Draft Area Plan maps are updated, the Planning Policy Team have confirmed this site will be designated as a playing filed. - 6.4 Finally, the IOMSP seeks such facility to be provided within existing settlements close to various modes of transport and this proposal would tick these aims as well. It should also be noted that within Onchan or Douglas there are no similar suitable sites for such a development. - 6.5 For these reasons the proposed use of the site for the faculties proposed are considerable acceptable once again, and would provide an overall community gain from the development and complying with RP 1 & 2. Potential visual impact of the development - 6.6 There are two aspects to this issue, the clubhouse and the works associated with creating the two pitches. - 6.7 In terms of the clubhouse, the appearance would be similar to the previously approved clubhouse, albeit slightly larger in terms of footprint and taller (pitched roof, instead of a shallow hopped roof). While larger, it is considered the design and finished (timber cladding) is
6.14 There is an existing car park to serve the playing fields, which was created under the previous application. This is not formally marked out. The previous application included details of how the car park would be formally set out. Initially the current application did not provide the same level of details. However, it is considered important that such facilities are formally marked out, to ensure efficient use of parking spaces on the site. Normally without the spaces being formally laid, what results is person/s parking with greater gaps between vehicles and therefore results in the loss of parking spaces. Accordingly, the applicant did provide a copy of the previous parking plan (not to scale but same plan as approved) which Highway Services have based their comments on. A condition to any approval should be included which seeks additional details of how the 51 spaces are to be formally laid out prior to the use of the site. It is noted Highway Services comment that the site would have 49 spaces. The submitted plan does show 51 spaces on this site. The 16 spaces connected with the Douglas Old Boys lies outside the application site. - 6.15 There is no objection in terms of highway safety to additional traffic using the access to the site onto Blackberry Lane.
6.16 The applicants have also had confirmation form the Enforcement Team of DOI (i.e. parking wardens) that there have been no issues with person parking on Blackberry Lane. - 6.17 Overall, from the comments made by Highway Services and with a condition requiring a plan showing how the formally laid out parking spaces (51 in total) are to be undertaken; it is considered this aspect is considered acceptable.
7.1 The application is considered to support the Onchan FC and residents of the area and IOM as a whole, providing a much need facility. Weight is attached that there is also an extant planning approval on this site and while this development increases the amount of pitches on the site, it is considered it does in a more sensitive way, compared to the original approved scheme. While the development will have a visual impact (any development would); it is considered the proposal proposed would not significantly or adversely affect the visual amenities of the area. The proposal would also have no significant adverse impact upon neighbouring amenities or upon highway safety. According the proposal is considered acceptable and complies with the relevant IOMSP policies. The application is recommended for an approval. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : …Permitted……….... Committee Meeting Date:…08.06.2020 Signed :…………S BUTLER………….. Presenting Officer Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report). Signatory to delete as appropriate YES/NO See below
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our onlineservices/customers and archive records.
Application No. : 20/00180/B Applicant : Onchan Pensioner Social Club Proposal : Erection of clubhouse and the levelling and formation of two football pitches Site Address : Fields 534017 & 534018 Blackberry Lane Onchan Isle Of Man
Principal Planner : Mr Chris Balmer Presenting Officer SBUTLER
The recommendation to approve the application was endorsed by the Committee provided additional conditions were included to clarify that no approval was being given to allow for any storage units or lighting by this consideration.
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