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Application No.: 09/00721/B Applicant: JRM Leisure Ltd Proposal: Erection of a three storey Leisure & Community Centre (Re advertised due to amended plans received) Site Address: Vacant Plot At Close Beg Peel Isle Of Man Considerations Case Officer: Mr Steve Stanley Photo Taken: Yes Site Visit: Planning Committee Expected Decision Level: Planning Committee Written Representations 5 Close Beg Ballawattleworth Peel Isle Of Man Objects to the proposal 6 Close Beg Ballawattleworth Peel Isle Of Man Objects to the proposal Consultations Consultee: Highways Division Notes: Do not oppose Consultee: Peel Town Commissioners Notes: approved. 14.12.09 - approved. Consultee: Disability Access Officer Notes: see comments. 13.01.10 - Consultee: Manx Electricity Authority Notes: Comments received
18 March 2010 09/00721/B Page 1 of 6
This application is recommended for consideration by the Planning Committee rather than under delegated powers as it is likely to be of interest to the wider community.
The application site is an area of land to the north east of the existing commercial area within the Ballawattleworth Estate, Peel and to the south and south east of existing residential apartments. The site is currently vacant and access to the site is via the road which leads into Close beg from Oak Road.
The site is located within an area zoned as Predominantly Residential in the Peel Local Plan Planning Circular 6/89. Within the Isle of Man Strategic Plan, the following policies are judges to be relevant:
General Policy 2, parts (b), (c), (g), (h) and (i); Community Policy 2 which states: "New community facilities should be located to serve the local population and be accessible to noncar users, and should where possible re-use existing vacant or underused buildings."
There have been a number of previous applications in which the site has been included as being an area identified for future community/leisure use. The following are the most recent applications where the site was identified for such a purpose:
PA 05/00389 - Erection of block of four shops with four apartments over to replace previously approved health centre (PA 03/00791), Site Within Ballawattleworth Estate Neighbourhood Centre between Oak Road and Poortown Road, Peel. Permitted.
PA 07/00787 - Approval in principle for the erection of a leisure centre with parking and landscaping, vacant plot at Close Beg. Permitted.
The application proposes the erection of a two storey leisure and community centre on the vacant plot. The original submission has been revised after concerns regarding the design of the building were raised by the planning officer.
The building proposed would have two storeys with floor space also contained within the eaves arranged in a rectangular shape with gable ends. The roof would be pitched and stepped down either side of the central section. There would be a large area of glazing to the eastern elevation with the other three elevations having relatively small vertically proportioned windows and a greater proportion of wall. Entrance to the building would be gained via a pitched roof porch situated on the southern elevation.
Internally the building would provide a reception area, kitchen, office, toilets, store room and community hall at ground floor level, a gym with physio-therapy suite and changing rooms at first floor level and a ladies-only gym, therapy suite and changing facilities at second floor level. There would be a lift serving all floors. The northern elevation would have a single storey outlet which would house the boiler plant and air handling plant.
The building would be served by 15 parking spaces within the site boundary, three of which would be designated as disabled spaces and these would be located closest to the entrance to the building. Boundaries of the site would be planted with a combination of Rowan trees and hedge/shrub planting.
The building would be finished with materials to match the surrounding buildings (roughcast render painted in cream).
The Disability Access Officer has commented on this application. The Department of Transport Highways Division does not oppose this application. The Manx Electricity Authority requests that a note be attached should the application be approved. The owner occupier of 5 Close Beg, Ballawattleworth, Peel raises concerns regarding the proposal, stating that parking provision is unacceptable and that the additional traffic generated will cause a nuisance. The proposed uses of the community hall are questioned and concerns are raised regarding noise and disturbance. Additional concerns are raised regarding possible loss of privacy.
The owner/occupier of 6 Close Beg, Ballawattleworth, Peel raises concerns regarding parking provision and how the building will be used. The proposed opening hours of the building are questioned and the disturbance and inconvenience caused by the construction of the building are highlighted. It is considered that the building should be located elsewhere in a position which is more accessible to residents of Peel.
Peel Town Commissioners recommend that this application be approved.
The site has been identified for a number of years as being the site for a future leisure facility/community use, and given the scale of development within the surrounding area, it is considered that the location of such a use would serve the immediate local community as well as the wider community within Peel.
The main issues to be considered in the assessment of this application are the impact of the building upon residential amenity, highway issues including access and parking and whether the building would fit within the surrounding area in terms of scale and design.
From assessing the proposed plans, it is noted that the building would be no less than 20 metres from the apartment block 1-6 Close Beg which is located to the north west of the application site. This is a generally accepted distance necessary to prevent unacceptable overlooking between properties.
Notwithstanding that the building would be just within this distance, of the three windows at first floor level which would face onto 1-6 Close Beg, two would serve changing rooms and one would serve a physio-therapy suite. It would not be unacceptable to require by condition that obscure glazing be installed in these windows and it is judged that this would be appropriate in this case.
Turning to the apartment block to the north east of the site, 14-19 Magherbreek, there would be a minimum distance of 18 metres between it and the proposed building. The three windows at first floor level on the north eastern elevation would serve the gym area and it is judged that as the main view from the building is from the eastern elevation, it would be acceptable to condition any approval so as to require obscure glazing to be installed in apertures at first floor level on the north eastern elevation.
The land to the south west of the site (behind Ballaquane Cottage) has approval in principle for the erection of a detached dwelling. Accordingly obscure glazing should also be used on the upper windows of the building facing south west. The applicant has confirmed that they would be content with this and it is judged that with these windows appropriately obscured the proposed development would not adversely affect the amenity of adjacent properties so as to warrant refusal.
The applicant has been requested to supply additional information on how the community hall would be used and what the proposed opening times of the building would be. With regards to uses, three types of activities have been identified as follows:
The proposed opening times are given as: Monday to Friday - 0630-2100 Saturday - 0800-2000 Sunday - 0900-2000 The early opening time for weekdays is intended to allow persons to use the gym before work. Whilst it is judged that these times would be generally acceptable, the proposed opening time for weekdays of 0630 is considered to be beyond the realms of acceptability given that the site is in relatively close proximity of residential properties and such an early opening time could give rise to disturbance caused by opening and closing of car doors and the sound of car engines. A weekday opening time of 0700 is judged to be acceptable and would still allow persons to use the gym before work.
The site would be served by 15 parking spaces and the surrounding area has at least 60 spaces which are not allocated to any properties and are for use with the various commercial properties such as the Highwayman Public House, the nursery, shops and dental surgery. The Department of Transport Highways Division has assessed the application and does not object to the proposal. It is judged that the site and surrounding area would provide sufficient parking to serve the development.
The proposed building would have a functional appearance and its design has clearly taken inspiration from the style of surrounding buildings, in particular the adjacent apartment blocks. It is judged that the amended design is acceptable, being of a higher quality than that originally submitted whilst providing a well laid out internal space. The proposed finishes of the building which would reflect those of adjacent buildings would assist in ensuring that the building would fit in with the immediate locality.
It is concluded that the proposed development would accord with General Policy 2 of the Strategic Plan by adequately protecting the amenity of adjacent properties, respecting the site and surroundings in terms of scale, form, design and landscaping and in doing so not adversely affecting the character of the surrounding townscape. It is also judged that the proposal would provide satisfactory amenity standards including convenient access and adequate parking.
The facilities provided by the development would be accessible to local residents and it is noted that there are no nearby vacant buildings which could fulfil the role of a leisure centre and community hall. It is judged that the proposal is in sympathy with Community Policy 2.
The site has been identified as being suitable for a development of the type now proposed and it is considered that subject to conditions, the application is acceptable.
Permit.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore afforded interested party status:
The Department of Transport Highways Division The owner occupier of 5 Close Beg, Ballawattleworth, Peel The owner/occupier of 6 Close Beg, Ballawattleworth, Peel Peel Town Commissioners Accordingly the following parties are not granted Interested Party Status: The Disability Access Officer The Manx Electricity Authority
Recommended Decision: Permitted
Date of Recommendation: 27.01.2010
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the erection of a Leisure and Community Centre, Vacant Plot at Close Beg, Ballawattleworth, Peel as shown by 07-J064-SM 01, 07-J064-SM 04, DRWG 06 and Support Statement received 21st April 2009, 07-J064-SM 02 (Colour), 07-J064-SM 02, 07-J064-SM 03 and Photographs all received 3rd December 2009 and Proposed Plan Showing Planting For Screening and Proposed Site Plan received 18th March 2010.
All planting, seeding or turfing comprised in the approved details of landscaping shown Proposed Plan Showing Planting For Screening must be carried out in the first planting and seeding seasons following the completion of the development or use of the building, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
All first floor windows on the north eastern, north western and south western elevations of the approved building, must on installation be fitted with obscured glazing to at least level 5 of Pilkington's Guide to obscuration and shall be retained as such unless otherwise agreed in writing with the Planning Authority.
Reason - To protect the amenity of adjacent properties. C 5. The building may be used for leisure and community purposes only. C 6 . The building shall not be open outside of the following time periods unless otherwise agreed in writing with the Planning Authority:
Monday to Friday - 0700 to 2100 hrs; Saturday - 0800 to 2000 hrs; Sunday and Bank Holidays - 0900 to 2000 hrs. C 7. The building may not be used until the access arrangements, parking spaces and manoeuvring space is provided in accordance with Proposed Site Plan.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
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
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