18 June 2025 · Delegated
Nobles Park, Douglas, Isle Of Man, IM2 4bd
Douglas City Council applied for permission to carry out levelling works to a football pitch at Nobles Park, Douglas, Isle of Man. The existing pitch measures 91m x 49m and sits on a sloping site with a fall of more than 2.0m along both its length and width, resulting in an uneven playing surface. The site lies within an area of Public Open Space. The planning officer recommended approval, and the Department of Environment, Food and Agriculture granted permission on 18 June 2025 under delegated authority. The main planning issues examined were the principle of the development, the potential impact on the character and appearance of the area and landscape, and transport and highway safety. Permission was granted subject to five conditions.
The Department of Environment, Food and Agriculture approved the application on 18 June 2025. The key planning issues considered were the principle of development, the impact on the character and appearance of the area, and transport and highway safety, all of which were found to be acceptable.
General Policy 2 of the Strategic Plan
The proposed development therefore complies with the objectives of the Area Plan for the East and General Policy 2 of the Strategic Plan
General Policy 2: 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. 6.3 Development outside of areas zoned for development
Recreation Policy 2 of the Strategic Plan
To protect existing open space and recreation facilities unless there are circumstances to support a different use in line with Recreation Policy 2 of the Strategic Plan
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.
Recreation Policy 1
Area Plans should incorporate an assessment of the indoor and outdoor sport and recreation needs
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.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
No development shall take place unless a tree protection scheme have been submitted to and approved in writing by the Department. Tree protection measures shall be shown on a layout plan accompanied by descriptive text and shall include but is not limited to; a) The location of the trees to be protected. b) The position and construction of protective fencing around the protected trees (to be in accordance with BS 5837: 2012 Trees in relation to design, demolition and construction). c) The extent and type of ground protection, and any additional measures required to safeguard vulnerable trees and their root protection areas. All documents should be prepared in accordance with British Standards BS3998:2010 Tree work
Condition 3
The development must be carried out in accordance with the approved details. No alterations or variations to the approved tree protection scheme or working methods shall be made without prior written consent of the Department.
Condition 4
In the event that trees become damaged or otherwise defective during such period, the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented.
Condition 5
In the event that a tree dies or is wilfully removed without prior consent it shall be replaced as is reasonably practicable and, in any case, by not later than the end of the first available planting season, with trees of such size, species and in such number and positions as may be agreed with the Department