7 May 2014 · Committee
Part Of Playing Fields, Nobles Park, Douglas, Isle Of Man, IM2 6da
The application sought permission to erect a large hospitality facility on the north-east corner of the playing fields at Nobles Park, just west of the TT Grandstand. The structure has a broad T-shaped footprint measuring 45 metres wide by 40 metres deep, is single storey at 3.4 metres high, and is built from white fibreglass wall panels with aluminium-framed windows and a white PVC-coated roof. It would be in place for approximately four months each year between May and September, covering an area equivalent to around 8% of the northern playing fields. The main planning tension was the conflict with the open space zoning of Nobles Park under policy RP2. Officers acknowledged the loss of recreational land but noted that the affected area is used only sparsely for informal recreation in summer, and that the land would already be significantly disrupted by the events themselves. The TT and Festival of Motorcycling were recognised as events of unique cultural and economic importance to the Isle of Man, with the marquee supporting 50 temporary jobs and providing VIP hospitality that increases the events' attractiveness to visitors.
The committee accepted that the loss of a small area of open space for around four months each year was justified by the significant cultural and economic importance of the TT and Festival of Motorcycling. The area affected was judged to be a small proportion of the wider playing fields and was already sparsely used for informal recreation in summer. Noise and highway impacts were not considered to raise unacceptable concerns.
General Policy 2
general planning principles that ensure good development
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
Environment Policy 22
Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties
Environment Policy 22: Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: i) pollution of sea, surface water or groundwater; ii) emissions of airborne pollutants; and iii) vibration, odour, noise or light pollution. 7.17.2 In addition to the above, changes in the activities associated with the current permitted use of land or a building, which in themselves do not constitute development and therefore do not require planning permission, can have an adverse impact on adjacent properties by virtue of noise, light or general disturbance. For example the addition of security lig hting on a property may cause light pollution affecting adjacent properties and the wider area. The introduction of new activities into established parks and recreation areas can have an impact on neighbours. In such cases the Department would advocate t he person or organisation considering the change to give careful consideration to the potential impact of such activity in terms of location, siting and design.
Recreation Policy 2
Development which would adversely affect, or result in the loss of Open Space
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.
Transport Policy 7
parking provision must be in accordance with the Department's current standards
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
The development hereby permitted shall not be carried out except in full accordance with the following plans: Drawing Numbers 112 04 (proposed floor plans) and 112 05 (proposed elevations) received on 11 February 2014; and Drawing Numbers 112 01A (site location plan) and 112 03A (proposed block plan) received on 24 March 2014.
Condition 3
In any given calendar year, the marquee shall not be in situ more than 14 days before the first day of practice week for the TT, or more than 14 days after the last race day of the Festival of Motorcycling. The site shall be restored to its former condition within 14 days of the marquee being removed.
Condition 4
Other than the circumstances provided for by condition 5 of this approval, the marquee shall not operate and shall not be occupied by customers, visitors, guests or patrons for more than 14 days each year in connection with the Isle of Man TT event, and for more than 14 days each year in connection with the Festival of Motorcycling event (i.e. a total of 28 days each year). Other than these circumstances, and those provided for by condition 5, the marquee shall not be used. No customers, visitors, guests or patrons shall be served or remain in the marquee outside the following hours: 09:30 to 23:00.
Condition 5
In addition to the circumstances provided for by condition 4 of this approval, the marquee shall not be operated for more than six annual events, limited to the period between the Isle of Man TT and Festival of Motorcycling events. Each event shall be limited to no more than two consecutive days each. No customers, visitors, guests or patrons shall occupy the marquee in connection with these events outside the following hours: Monday to Saturdays – 9:30 to 0:00 Sundays – 9:30 to 18:00 Only one of the two days for each event shall operate outside the hours of 9:30 to 18:00. These additional events shall not be operated unless at least 14 days written notice has been given to the Planning Authority before each event occurs, including the dates of the event and clarification of which if any of the days is to operate until 0:00 hours, in order that the Planning Authority may monitor the number and type of events provided for by this condition. The events provided for by condition 5 shall not include private parties, weddings, Christenings or other religious ceremonies, or music events.
Condition 6
The use of the marquee for the additional events provided for by condition 5 of this approval shall only be permitted to be carried out during the calendar year of 2014. After 2014, these additional events shall not be carried out, condition 5 will cease to have an effect, and the marquee shall only be used in accordance with the provisions of condition 4 of this approval.
Condition 7
There shall be no amplified music outside the hours of 09:30 and 23:00.
Condition 8
There shall be no vehicle parking for customers, visitors, guests or patrons of the marquee in connection with the uses provided for by condition 5 of this approval, unless in the area annotated No. 7 on Drawing Number 112 01A received on 24 March 2014.
creation of car park (refused), paving of roads and paths, formation of new pedestrian entrance, rebuilding of stone entrance piers and erection of metalwork arch (approved)
Snoozebox temporary hotel, which the Planning Authority has recently granted permanent approval for all future TT events
