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| Application No.: | 12/00221/B |
| Applicant: | Vagabonds RUFC |
| Proposal: | Erection of floodlighting |
| Site Address: | Vagabonds RUFC Playing Fields Ballafletcher Road Douglas Isle Of Man IM4 4RJ |
1.1 The site represents part the curtilage of Vagabonds RUFC Playing Fields, Ballafletcher Road, Douglas which is to the southeast of Nobles Hospital and northwest of Ballafletcher Industrial estate.
1.2 The site is used as a rugby pitch and forms part of the recent re-development of the whole area, which includes works for a new club house, a total of four playing fields and a car park.
2.1 The application seeks approval for the erection of three floodlights along the northeast edge of the existing rugby pitch. Each would have a height of 12 metres (lower than two rugby posts). The supports would be of a lattice construction.
2.2 The applicants have indicated that the lights will operate during training sessions which can run Monday to Thursday at present from 6.30pm to 8.00pm (approximately). The applicants expand on this by indicating that during the winter, the lights will be used from probably 6.15pm and switched off somewhere between 8.30 and 9.00pm. Winter training usually runs from late September to when the clocks go forward in March/April. They also state that at the moment there are no plans to use the lights at any other times - but once the facility is in place, Fridays for instance may come into use as well. It'll depend on the need to look after the pitches etc.
3.1 The application site is within an area recognised as being an area of 'land owned by Government in agricultural use', under the Braddan Local Plan.
3.2 In terms of strategic plan policy, although the Isle of Man Strategic Plan contains policies identifying general planning considerations that are applicable to the assessment of a planning application, it is considered that there are no specific policies within the plan that are material to the assessment of this current application.
| Case Officer: | Mr Chris Balmer |
| Photo Taken: | 06.03.2012 |
| Site Visit: | 06.03.2012 |
| Expected Decision Level: | Officer Delegation |
4.1 The following planning applications are considered relevant in the assessment and determination of this application:- 4.2 Construction of pavilion building (comprising amendments to PA 07/02146B) - 10/01331/B – APPROVED 4.3 Erection of a maintenance shed - 10/00476/B – APPROVED 4.4 Construction of a pavilion building to accommodate changing rooms and club room - 07/02146/B – APPROVED 4.5 The laying out of sports pitches and associated car parking - 06/01967/B – APPROVED
5.0 REPRESENTATIONS 5.1 Braddan Parish Commissioners have no objection to the application.
5.2 The Department of Transport Highway Division do not oppose the application.
6.0 ASSESSMENT 6.1 The main issue to consider is what potential impact the proposal would have upon the visual amenities of the area, namely by the flood lighting of the pitch.
6.2 It is perhaps reasonable to first put the site into context regarding existing buildings and structures in the vicinity of the area which may reduce the impact of the proposals. Directly to the north of the site is Nobel Hospital which is a substantial building which has a number of internal and external lights, lighting to the car park which include column lighting and bollard lights and there is also the general road side lighting from the roundabout to the hospital building. To the northeast is the new club house which is also lit internal and also has low level column lights within the car park. To the south-east and south of the site, it is also important to note that Tromode Business Park existing, which again has a number of substantial buildings which have internal and external lights and the estate roads are light by general roadside column lighting. Consequently, it is reasonable to consider that when the proposed flood lights would be operational that all the above mention lights will also be on. Consequently, the floodlights will not appear as an isolated source of lighting in the area but will appear as an additional source of light in the area.
6.3 Lighting of this type can raise concerns upon residential amenities. In this case the closest residential property would be approximately 280 metres away (Colquitt Ballafletcher) which is a significant distance away to remain unaffected by the proposal. It is also important to note a large factory building is between this property/neighbouring properties and the application site.
6.4 In conclusion which appropriate worded condition restricting the hours of operation of the floodlights; it is considered the proposal would be an appropriate form of development on this site.
7.0 RECOMMENDATION 7.1 For these reasons set out in this report, it is recommended that the application be approved.
8.0 PARTY STATUS 8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status:
Braddan Parish Commissioners
8.2 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.
Recommended Decision: Permitted
Date of Recommendation: 23.05.2012
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 erection of floodlighting as proposed in the submitted documents and drawings 1,2 and 3 all received on 14th February 2012.
C 3. The approved floodlights may not be illuminated prior to 0800hs or after 2100hrs on any day.
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: 23/5/12
Signed: _________________________ Anthony Holmes Senior Planning Officer
Signed: _________________________ Michael Gallagher
Signed: _________________________ Jennifer Chance
Director of Planning and Building Control Development Control Manager
Director of Planning and Building Control Development Control Manager
23 May 2012
23 May 2012
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