DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 24/00382/B Applicant: Albany Lawn Tennis Club Proposal: Re-cladding of existing indoor tennis court Site Address: Indoor Tennis Courts Ballaughton Meadows Douglas Isle Of Man IM2 1JH : Graham Northern Photo Taken: 01.05.2024 Site Visit: 01.05.2024 Recommended Decision: Permitted Date of Recommendation: 05.06.2024

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

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.

This application has been recommended for approval for the following reason. It is considered that the proposal to re clad the building to keep it in sports use comply with General Policy 2 and Recreation Policy 2.

Plans/Drawings/Information;

This approval relates to the following drawings and documents all received 11.04.2024: Location Plan 1: 1250 Site Plan 1 : 500 Plan & Section as proposed 1:50 North & East Elevations as proposed 1: 50 South & West Elevations as proposed 1: 50 Kingspan KS 1000 data sheet Kingspan Goosewing Grey coloure palette _______________________________________________________________

Interested Person Status

Additional Persons None

_____________________________________________________________________________ Officer’s Report THE SITE

1.1 The indoor tennis court at Ballaughton Meadows Douglas IM2 1JH were constructed in

1. The indoor court comprises a steel frame with PVC fabric off white cladding and profile metal green wall cladding extending approximately 3.3m above ground level. The indoor court measures approximately 35m by 17m overall on plan with a ridge height of approximately 10.6m above ground level.

1.2 The PVC fabric cladding has reached the end of its servable life and is subject to tears and leaks. Further tearing of the PVC cladding will render the court unplayable and the loss of a much used Island facility.

2.0 THE PROPOSAL - 2.1 Proposed is the recladding of the exterior of the indoor tennis court building. Outwardly there will be no change in appearance, other than a slight change in the off white colour and shallow ribbing to the Kingspan panels. The lower green profile wall cladding will be retained as existing.

3.0 Site History - 3.1 8 floodlights were permitted under application 06/01859/B to the outside courts.

4.0 DEVELOPMENT PLAN POLICIES - 4.1 The application site is within an area zoned as "Open Space For Particular PurposesPublic Open Space" as identified in the Area Plan for the East. The site is not within a Conservation Area. - 4.2 Given the nature of the application which merely seeks to re clad an existing building used for sport it is appropriate to consider the following policies of the Isle of Man Strategic Plan 2016: - 4.3 General Policy 2 states: "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."

OPEN SPACE 4.4 The Strategic Plan divides open space into informal (play areas), amenity and formal (sports facilities). Recreation Policy 2 which seeks that development would not adversely affect or result in a loss of open space or a recreation facility unless there is an alternative provision of equal benefit or where there will be an overall community gain from the proposal.

4.5 Given the proposals merely seek in effect general maintenance to re clad the building to ensure it remains watertight and do not result in any additional floor space or visually significant changes there is no conflict with Open Space policy or Recreation Policy 2.

5.0 REPRESENTATIONS - 5.1 The following representations can be found in full online, below is a short summery; - 5.2 Highways Services - No interest 19.04.24 - 5.3 Douglas Corporation - No objections 26.04.24 - 5.4 No other representations received

6.0 Assessment - 6.1 The proposal would retain the use of the land as recreation/sport and as such is in keeping with the land use designation. The damage to the existing PVC cladding has the potential to render the courts unusable in winter and as such the proposals seek to replace this and make good and weatherproof the building so it can continue to be used to play tennis within. - 6.2 The main consideration is as such whether the works impact on visual amenity. - 6.3 It is proposed to replace the PVC fabric with a composite metal panel Kingspan KS 1000 RW in Goosewing Grey. Externally there will be no change in appearance, other than a slight change in the off white colour and shallow ribbing to the Kingspan panels. The lower green profile wall cladding will be retained as existing. - 6.4 As such the proposed works have no significant visual impact and are considered to comply with General Policy 2.

7.0 INTERESTED PERSON STATUS - 7.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

7.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status.

I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 20.06.2024 Determining officer

Signed : A MORGAN Abigail Morgan Acting Head of Development Management

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