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Case Officer: Mr Chris Balmer Photo Taken: Site Visit: Expected Decision Level: Planning Committee
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE HEAD OF DEVELOPMENT CONTROL
1.0 THE APPLICATION SITE 1.1 The application site comprises the curtilage of Onchan Squash Club in Onchan Park, Onchan situated within the centre complex of Onchan Pleasure Park.
2.0 PROPOSAL 2.1 The application seeks retrospective approval for conversion of majority of squash courts to a dance school and indoor play area (retrospective). The proposed development would result in three of four squash courts being used as a dance hall (court 1/spectator seating, court 2 as a soft play area and court 3 as a soft play/parent room). Court 4 would remain as a squash court.
3.0 PLANNING HISTORY 3.1 There are previous planning applications relating to this site, however none of which are considered to be material to the assessment of this current planning application.
4.0 REPRESENTATIONS 4.1 Onchan District Commissioners recommend that the planning application be approved. 4.2 The owner/occupier of Apartment 5, Millennium Court, Queens Promenade, Douglas (Chairman IOM Squash Rackets Association - IOMSRA) has objected to the application which can be summarised as; squash as a sport has lost a total of 8 courts in the past 4 years in the Island; the IOMSRA and its players can only use the facilities at the NSC (6 courts) which at present are being fully utilised at its peak times; allowing these courts will enable many players both senior and junior to continue to play, develop, compete and allow growth in a sport which is being restricted due to lack of facilities on our Island; if the existing tenants where to vacate the premises then considerable work and planning would need to be done to restore the facilities to its squash courts for which it was originally intended; one area is left as a squash court, although this would not work in practice given limited access to courts, the noise levels generated by loud dance music and child play area; the game of squash requires purpose built courts within a building and it is simply not possible to adapt other buildings (church hall or community centres); The proposed use could be accommodated within many other buildings including schools; parking concerns with the increase usages of area; and the
| Application No.: | 14/00146/B |
| Applicant: | Onchan Commissioners |
| Proposal: | Conversion of majority of squash courts to a dance school and indoor play area (retrospective) |
| Site Address: | Squash Courts Onchan Park Onchan Isle Of Man IM3 1HU |
DOI have a policy regarding existing sports facilities which was confirmed by Minister David Cretney (minutes dates 12th April 2010) who indicated that "...it is the Policy of my Department and Isle of Man Sport to promote the development by Local Authorities of enhanced sporting facilities; and in this context it would be most unfortunate to lose existing facilities. I would therefore, strongly urge your Commissioners to reconsider its decision".
5.1 In terms of local plan policy, the application site is located within a wider area of land that is designated as public open space under the Onchan Local Plan. The site is not within a Conservation Area.
5.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application.
5.3 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:
5.4 Community Policy 2 states: "New community facilities should be located to serve the local population and be accessible to non-car users, and should where possible re-use existing vacant or underused buildings."
5.5 Community Policy 3 states: "Development (including the change of use of existing premises) which results in the loss of a local community facility (other than shops and public houses) will only be permitted if it can be demonstrated that it is no longer practical or desirable to use the facility for its existing use or another use likely to benefit the local community."
6.1 The principal issue to consider is whether the change of use of three of four squash courts/facilities to a dance school and indoor play would result in the loss of a community facility.
6.2 The IOM Squash Rackets Association make some relevant points that games of squash require purpose built courts within a building and it is simply not possible to adapt other buildings (church hall or community centres); whilst the proposed use could be accommodated within many other buildings including schools, church halls and community centres. They also make relevant points that in the past 4 years a total of 8 courts on the Island have closed, resulting in only 6 squash courts remaining, these being at the National Sports Centre (NSC) in Douglas and during peak times there can be fully utilised.
6.3 The Planning Authority has sought advice from the General Manager of the NSC regarding the usage of the squash courts. He advised that the courts are open 7 days a week and peak times when the facilities are at peak capacity are Monday to Friday 5pm till 8.30pm. Outside the peak periods (weekdays, late evenings after 8.30pm and weekends) there is some spare capacity and existing facilities are meeting the current demand particularly at weekends and mid-week during the day, although additional usage could be generated during peak times (weekdays 5-8.30pm) if there was additional court space. There is plenty of spare capacity during the day (off peak times and weekends). He also confirms that all squash courts on the IOM are located at the NSC and within the last 4 years 57% of squash courts (8 courts in total) have closed (Onchan/Mount Murray). He indicates that there has been a limited additional in demand of the NSC courts since the closure of the Mount Murray squash courts. He indicates that due to low demand of the squash courts during daytimes the courts are utilised for aerobics classes.
6.4 Comments were also sought from Isle of Man Sport Committee who indicated that they would not like to see any reduction in sporting facilities on the Island. They indicate that they has made a representation at a meeting with Onchan Commissioners over this issue a few years ago and the committee are concerned that there would only one site available (on Island) to play squash.
6.5 From discussions, it is clear there is a demand for squash courts during peaks periods; however, outside these 3 1/2 hours (Mon to Fri) during the evening, there is limited demand. Accordingly, it is concluded that the further loss of the Onchan Squash courts will likely have increased demand at the NSC. However, in terms of leisure/fitness/sporting use, the courts are still being utilised for such uses, arguably for a greater number of persons, but for a variety of different uses rather than squash.
6.6 Whilst Planning has a role to play in terms of ensuring that there is adequate provision for open space and recreational facilities, this does not extend to requiring or ensuring that provision is made for specific sports, nor is it for planning to dictate to a local authority what services they should provide.
6.7 If planning approval was sought to knock down the hall to make way for residential development perhaps, there would be an argument to say that there would be a loss of a recreation facility, or a building that has the potential to be a recreational facility, and that this would be contrary to Recreation Policy 2 and Community Policy 3. However, the application is to replace one type of facility with another. Whilst an argument that the building was designed for squash and that other uses can be provided in other buildings, it is for the Local Authority to determine what service they want to provide and not the Planning Authority.
7.1 For these reasons the proposals is considered to comply with the relevant policies of the Strategic Plan and the Ramsey Local Plan and therefore recommended for an approval.
8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to
the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
8.2 In line with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:
The owner/occupier of Apartment 5, Millennium Court, Queens Promenade, Douglas (Chairman IOM Squash Rackets Association - IOMSRA)
Recommended Decision: Permitted
Date of Recommendation: 16.07.2014
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
This approval relates to Drawings reference number 001, 002 and 002A all received on 10th February 2014.
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 : ___________________________ Committee Meeting Date : ___________________________
Signed : ___________________________ Presenting Officer
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
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