Officer Report

Application No.: 25/90448/B Applicant: Sport Erin Proposal: Erection of clubhouse with roof-mounted solar panels, viewing terrace, associated hard landscaping and external lighting. Site Address: Field 414532 Magherchirrym Port Erin Isle Of Man IM9 6DB Senior Planning Officer: Jason Singleton Photo Taken: 12.06.2025 Site Visit: 12.06.2025 Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 10.07.2025 _________________________________________________________________

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.

• C 2. The use of the site hereby permitted shall be restricted to: (i) Uses incidental to the use of the application site as a sports ground, including holding social functions. Reason: To control use of the site in the interests of the amenities of the area.
• C 3. Except as provided by Condition 4 below, the clubhouse/function room shall be closed, and no person shall be inside the building, except for security purposes, outside the hours of 09.30-22.30 Monday to Thursdays, 09.30-23.30 on Fridays, 08.30-23.30 on Saturdays and 08.30-22.30 on Sundays. Reason: To control use of the site in the interests of the amenities of the area.
• C 4. The Department may, on written application by Nomads (or its successors) approve a variation of the hours specified in Condition 3 above, on no more than 10 occasions in any calendar year: such variation shall not in any instance permit people to be within the building between 01.00-08.30 hours. Reason: In the interests of amenity.

• C 5. No lights may be illuminated beyond half an hour of the operating times as provided for in conditions 3 and 4. Reason: In the interests of amenity.
• C 6. For the avoidance of doubt no approval is hereby granted for any external floodlights to either pitch or car parks. A further planning application would be required for such lightning. Reason: In the interests of the visual amenities of the area.
• C 7. Prior to the occupation of the club house, details shall be submitted showing the car parking layout, demarcation of the spaces, bicycle storage and surface treatment details and drainage of the car parking areas. Further details shall also be provided of any hardstanding areas or paths around the club house. All hard landscaping works shall be carried out in accordance with the approved details.

REASON: To ensure adequate drainage of the non-permeable areas and appropriate surface treatments.

• C 8. No approval is hereby granted for the storage or retention of any containers/storage units within 6 months of occupation or substantial completion of the clubhouse. Such structures will require additional planning approval for retention. Reason: In the interests of the visual amenities of the area.
• C 9. Prior to the occupation of the development, details of mechanical ventilation of the kitchen shall be submitted to and approved by the Department. The approved means of ventilation shall be implemented and retained thereafter. Reason: In order to reduce noise pollution.
• C 10. Prior to the occupation or substantial completion of the clubhouse, details / trade literature of all external lighting affixed to the building shall be submitted to and approved in writing by the Department prior to installation. Thereafter, the lighting is to be installed in accordance with those approved details.

REASON: To ensure appropriate levels of illumination are proportionate for the building to avoid light pollution.

• C 11. No development shall be commenced until a hard and soft landscaping scheme has been submitted to and approved in writing by the Department. Such a scheme shall include details of all fences, trees, hedgerows and other planting which are to be retained; details of all new, fences and other surface treatment areas; a planting specification to include numbers, density, size, species and positions of all new trees and shrubs; the location of grassed areas details of the hard surface treatment of the open parts of the site and a programme of implementation.

All hard and/or soft landscaping works shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with the programme agreed in writing with the Department. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department. All hard landscape works shall be permanently retained in accordance with the approved details.

Reason: To ensure the provision of an appropriate landscape setting to the development. This application has been recommended for approval for the following reason. The proposed erection of a clubhouse has been designed to ensure compliance with General Policy 2 of the Strategic Plan 2016. Plans/Drawings/Information;

This decision relates to drawings and supporting information received on, 30 April 2025, referenced; 01, 02, 03G, 10-01B, 12-01B

_________________________________________________________________ Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal: Arbory And Rushen Parish District Commissioners - No Objection Highways Services - No Objection

It is recommended that the owners/occupiers of the following properties NOT should be given the Right to Appeal because: 17 Fleshwick Close, Ballakilley, Port St Mary - Objection identifies land that is owned or occupied by the objector that would be impacted on, but such land is not within 20 metres of the site (and no Environmental Impact Assessment is required) (A10(2)(b))

_________________________________________________________________ Officer’s Report

1.0 THE SITE - 1.1 The application site is the curtilage of field 414532, which is land of Ballafesson Road in Port Erin. The field is now a sports pitch and dedicated hard standing car park with temporary building (containers) painted green on site. Access to the site is from the Ballafesson Road. - 1.2 The temporary buildings on site are used as changing rooms for the home and away players and a referee, also storage for equipment on site. The site is used by the local cricket teams and rugby team, with the first cabin was installed in 2019. The intention is to construct a permanent building hosting changing facilities and a social amenity building and the fund raising is ongoing to facilitate this.

2.0 THE PROPOSAL - 2.1 Proposed is the erection of a dedicated clubhouse, with a footprint measuring 25.4m x 23.8m and an attached groundskeepers store measuring 6.3m x 8.5m. The building would feature a mono-pitched roof at the lowest 2.9m to the top of the roof and at the highest 3.9m. - 2.2 The building would be finished in painted render for the majority of the elevations and smaller sections of wood effect fibre board in grey. The fenestration, fascia, soffits and roller shutter doors are powder coated aluminium in a dark grey colour. - 2.3 To the roof of the building would be a series of PV solar panels. Internally the space would be subdivided to provide 4x changing rooms with w/c and shower facilities. Two dedicated referee officials changing rooms male, female and disabled W/C and a dedicated clubroom with kitchen, bar and store room. To the North West elevation would see the erection of a raised decking platform facing the rugby pitch.

2.4 The surrounding area of the application site not occupied by the building is laid out as formal car parking providing 120 parking spaces, including 5 disabled bays and an overspill area for a further 21 vehicles. - 2.5 The applicants also notes when the club house isn't being used for matches that it must have a wider community benefit and to offer opportunities to; "Educational workshops, community celebrations, arts and culture, environmental awareness, collaboration with the local schools"

3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site (414532) is within an area designated as an area of 'Open Space - for particular purpose' on Map 7 of the Area Plan for the South. The site is also designated with the notation of 23 linking to a development brief on the written statement. - 3.2 Within the written statement for the APS, Development Brief No.23 (page 60&61) provides details for additional residential development with accompanying recreation, amenity space and provision for an extension to Rushen Parish Churchyard. Most of this has now been implemented. - 3.3 Further reference on page 61; "5. Recreation Use Sufficient land must be set aside on either Field 414532 or 414214 to accommodate a sports pitch, and a training pitch (approximately 4 ha in total) and this must be shown on the Master Plan. Any building(s) normally associated with such uses, such as changing facilities or groundsmens' stores may be acceptable, together with an area of public car parking. Any such buildings/car parking, should be modest in size having regard to their function, and should be so sited as not to threaten the overall function of the land as a Green Gap". - 3.4 This is further enhanced on page 95; "Recreation Proposal 2: It is proposed that land for sports pitches as well as open space be provided as part of an overall Master Plan on the land at Ballakilley (see Development Brief 23)". - 3.5 The site is also referenced on page 21; "Landscape Proposal 2: Additional residential development at the edge of Port Erin, Port St Mary, or Ballafesson should include landscaping which softens the existing hard edges of the settlements and includes substantial tree-planting, such as not only to mitigate the landscape impact of the development, but also to maintain effective separation between the settlements". - 3.6 The application site is not within a conservation area. The site is not within an identified flood risk area. There are no trees within the immediate vicinity of the site. - 3.7 Within the adopted Isle of Man Strategic Plan 2016, the following policies are considered to be relevant in the determination of this application:

Strategic policy 2 Priority for new development to identified towns and villages 5 Design and visual impact Spatial Policy 1-5 Hierarchy of defined settlements for development General Policy 2 General Development Considerations (a-n)

Environmental Policy 22 Protection of the wider environment and properties through nuisances

4.0 PLANNING HISTORY - 4.1 The application site benefits from the following approvals;

21/00892/B - Variation of condition 2 of PA 15/1320B involving siting of timber cladded temporary changing room and storage facilities and extension of time for use. Approved with conditions.

20/01150/B - Works in connection with creation of public park including landscaping, creation of new pedestrian access, provision of parking and creation of running track. Approved with conditions.

15/01320/B - Layout of sports pitches for rugby, cricket and other community uses, including access, car parking, prefabricated changing rooms and storage units. Approved with conditions.

13/00777/B - Residential development of 155 dwellings with highway and drainage infrastructure, Public Open Space and landscaping, including Public Open Space which is suitable for future sports and recreation use and cemetery extension. Approved with conditions.

5.0 REPRESENTATIONS - 5.1 Highways Services have commented (07/05/25) with no objection. - 5.2 Arbory and Rushen Commissioners commented (02/06/25) with no objection. - 5.3 17 Fleshwick Close, Port St. Mary (20.05.25) objects and raised concerns with regard to; Noise nuisance, light pollution, with an impact upon the dark skies and the residential area, seek conditions limiting the use of the premises and any external lighting controls.

6.0 ASSESSMENT The fundamental issues to consider in the assessment of this planning application are;

• i. Principle
• ii. Design
• iii. Visual Impact
• iv. Neighbouring amenity
• v. Landscaping
• vi. Highways access and parking

PRINCIPLE

6.1 The application site falls outside of a defined settlement boundary within the area plan for the South (Map 7) and would therefore not comply with SP1-4 nor is the site within the open countryside so Sp5 would not be applicable. However, this part of the site and the wider area does sit within and area that is designated for development on Map 7, albeit "open space" and guidance is given within the TAPS though the design brief (No.23) and Recreational policy - 2 that allocated this site for sports pitches and notes that any buildings and their infrastructure "should be modest in size having regard to their function".

6.2 In this case, the general planning principle of development from a land use perspective is on land that is zoned for 'development' and would be on land adjacent and as part of an overall master plan for this area as previously approved under 13/00777/B. This helps ensure the site is broadly designated for 'development' and the proposal would be acceptable in this instance. As such further assessment through GP2 would be appropriate.

• DESIGN
• 6.3 The proposal offers a functional internal layout that has been design to serve that specific purpose of clubhouse and could be read as three separate areas under one roof. The larger area is a large open plan function room with catering facilities and toilets, the second part separated by a long corridor are four separate changing rooms with integrated toilet and wash facilities, separate w/c facilities for guests and dedicated changing rooms for officials. The last of the areas accessed only from outside is the grounds keepers store.
• 6.4 This internal layout somewhat dictates the external elevations and the level of fenestration details, with the majority of the elevation being finished in a traditional sand and cement render with the majority of the openings (powder coated aluminium frames) and glazing elements being to the north west elevation (front view) serving the function room that faces towards the playing fields.
• 6.5 The overall design is single storey in height with a pent / mono pitched roof with a projecting canopy over the spectator's area. The use of dark vertical timber boarding and the fenestration and drainage elements being in matching black material would help create a slightly contemporary appearance. This design approach, including the use of solar panels on the roof and likely ASHP are welcomed and the choice of materials all helps to ensure the proposal is visually in keeping with the open plan character of the area and surrounding sports fields that would be in accordance with Gp2. VISUAL IMPACT
• 6.6 When viewing the proposed building, (and that of the existing containers), it is noted the general flat topography of the area and the site is flanked by three roads where views into and out of the site can be achieved. Albeit these are distant views with the nearest public highway being Barrack Road to the East. The design, being single story with a low pitched roof ensures there is no adverse impact upon the area and when viewed from Barrack Lane and would be read against the backdrop of the residential dwellings at two stories high.
• 6.7 From the south on Church road, only the upper proportions would be visible and here the roof is sloping away from this vantage point, minimising the impact, furthermore this is approx. 245m away with an intervening grave yard that is low level. From the north along Ballafesson Road (approx. 185m), the views of the site here would be of the large glazing element that serves the function room, with its overhanging canopy.
• 6.8 On balance, any views of the proposals from the public highway, would be read within the context of the site and its respective uses as playing fields and would not appear out of character. It would not be especially apparent given the distance from the public highways or overly dominant on the landscape here thus limiting any visual impact.
• 6.9 This aspect is deemed to be an acceptable form of development without harming the visual character and quality of the street scene or to the site itself in accordance with STP5, GP2(b,c) and Ep42. NEIGHBOURING AMENITY
• 6.10 With regard to the above, and noting the single level of objection / concerns from a residential dwelling approx. 100m to the south west. The concerns raised are mainly focused on noise that can emit from the site is or when use for social gatherings or functions and any artificial lighting used that could be detrimental to the night-time character of the area or that of the dark skies initiative. There are no concerns regarding the proposed sighting of the building or is appearance. As such, the level and scale of development to erect a single story club house on land that is designated for development in conjunction with the sports fields are not considered to cause harm to the enjoyment of the neighbouring residential amenities through any loss of light given the size, scale and massing of the proposals, or would result in

• any overbearing impact given the distance between the two buildings or loss of privacy given the single story nature and distances involved as a result of the proposals.
• 6.11 The use of the site has the potential to create a statutory nuisance though noise (socially or through amplified music) and the operating times are not mentioned as part of the application.
• 6.12 Overall whilst the planning system cannot control how a site is managed, and nor can it control how people will behave or the hours of the day/night that people would come and go from the site. It is clearly in the operator's interest to ensure that the site is properly managed, not only for local residents but also to ensure future possible functions. Amplified music is a statutory nuisance and controlled through environmental health and the licensing courts, as to is the sale of alcohol and not through the planning function. However, the two can be interlinked and as such it would be appropriate to include conditions at this stage to limit any unwarranted statutory nuisance through noise or lighting.
• 6.13 On balance and given the level of support from the local authority that application is not considered to have any adverse effect leading to a statutory nuisance in accordance with Ep22 and would be considered to be compliant with those sections of General Policy 2g. LANDSCAPING
• 6.14 Whilst the proposals do not provide any details on any hard or soft landscaping to the club house or surrounding areas, other than bitmac shown to the car parks, having large expanses of car park with no landscaping being incorporated is not acceptable and having discussed the matter with the agent, it was agreed to include a condition to seek details of these, and if required to include any external lighting that is either freestanding or affixed to the building to ensure no light pollution and any lighting is proportionate. HIGHWAYS ACCESS AND PARKING
• 6.15 In terms of highways safety, given the lack of objection from the Highways Authority this aspect of the proposal could be considered to be compliant with GP2 h&i.

7.0 CONCLUSION - 7.1 For the above reasons, it is concluded that the proposals noted here would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.

8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 8.2 Article A10 sets out that the right to appeal is available to:

• o applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);

• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made: Permitted Date: 28.07.2025 Signed : Mr Jason Singleton Presenting Officer

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Planning Committee Decision 28.07.2025

Application No. : 25/90448/B Applicant : Sport Erin Proposal : Erection of clubhouse with roof-mounted solar panels, viewing terrace, associated hard landscaping and external lighting. Site Address : Field 414532 Magherchirrym Port Erin Isle Of Man IM9 6DB Presenting Officer : Jason Singleton Addendum to the Officer’s Report

At the committee meeting dated 28/07/25, members expressed concerns on the retention of all the containers and portakabin structures on site and sought to ensure their timely removal of those shown on the plans, specifically identified on plan P/00-02 (Existing site plan) within the red and blue lines. As such members wished to modify the wording of Condition 8, to as below;

C.8 No approval is hereby granted for the storage or retention of any site cabins/containers/storage units as identified on plan P/00-02 (Existing site plan) within the red and blue lines on such plan within 6 months of occupation or substantial completion of the clubhouse. Such structures will require additional planning approval for retention.

REASON: In the interests of the visual amenities of the area. _____________________________________________________________________________