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The defined application site forms an area of land south east of the New Nobles Hospital, and an area of land that is currently described as being in use as agriculture. There is currently no vehicular access to the site and there is existing hedging where the site is adjacent to roads. In addition, the site is adjacent to the Millennium Wood.
The site is identified as "Land Owned by Government Open Space in Agricultural Use" in the adopted Braddan Plan (Planning Circular 6/91). Within the Draft Braddan Plan, the site was identified as "Proposed Primary School/Proposed Recreation" with paragraph 4.47 stating "The Department would not oppose the use of the site for recreational purposes although the site is slightly sloping".
Within the Braddan Parish Plan Modifications Document, the site was referred to in paragraph 10.15 were additional wording was proposed: "It should be noted however that there is a general perceived shortage of playing fields in the parish and in the central area in general. As such, as there are other sites which have been identified as being suitable for primary school facilities, the site would better be available for playing fields for which there are fewer available alternative sites".
In addition, at paragraph 10.16 it was suggested that a further paragraph be added following receipt of additional comments from the Department of Transport Highways Division: "Whatever development is proposed for this site, access must be only from the existing hospital roundabout."
The Department has subsequently decided not to proceed with the revised plan and, therefore it is considered that limited weight may be attached to it, however, the above statements are considered to be of some relevance in the determination of this current application in that they indicate that no objection was made to the suggested zoning and use of the site.
The following previous application is considered relevant to the consideration of this application:
PA 98/00897 - Approval in principle for creation of sports facilities and planting of Oak Wood, part of new hospital buffer zone, Ballafletcher Road, Braddan, approved December 1998.
The application proposes the laying out of 2no. football pitches, 1no. mini football pitch, 2no. rugby pitches and a cricket wicket. In addition, an area is identified (although no approval is currently sought) for a club house/changing pavilion and car parking for 110 cars is also proposed adjacent to a cricket nets area. Given the sloping nature of the site, a cut and fill approach is suggested to allow for level playing fields.
Access to the site would be gained via a footpath link and access road to the hospital roadway. Floodlight points are indicated; however approval is not sought for lighting at this time.
The Department of Transport Highways Division advise of no objection subject to a condition requesting a bus lay-by be provided to facilitate access for coaches and buses visiting the site. Braddan Parish Commissioners recommend that the application be approved and the Department of Transport Drainage Division advise of no objection subject to condition.
General notes are requested by the IoM Water Authority and MEA and the SPMCE raise issues in relation to congestion and the status of the hedge on the site as a being of Nature Conservation Importance.
Isle of Man Newspapers express interest in the application.
Given the existing zoning of the site and suggested zoning contained within the Draft Braddan Plan, it is considered that the use of the site for recreational purposes is acceptable and it is therefore considered that the main issues to be assessed relate to visual impact and traffic implications.
The application proposes a cut and fill approach, to reduce the amount of material leaving and being brought into the site in order to provide the required level for playing fields. Plans submitted with the application indicate that this would be relatively minor and would not result in the site being significantly more visible within the landscape than at present. Whilst lighting points are indicated these are for future approval and no approval is sought at this stage, however, it is considered that suitable designed lighting would not result in an adverse visual impact – the site is suitably distant from residential properties so as to avoid lighting nuisance and is adjacent to a major land user, albeit one with discreet functional lighting during the hours of darkness.
With regard to traffic and parking, whilst the draft Braddan Plan indicated that access to the site may only be taken from the roundabout, the Department of Transport Highways Division do not refer to such a request and make comment only relating to coach and bus parking. It is proposed that the car parking area may act as a much needed overspill parking area from the hospital and visa versa, and the parking area has therefore been sited so as to be close to the main access into the hospital parking area. The requirement for a coach lay-by would, it is considered, be better located within the car park, allowing for coach parking during matches, and retaining the appearance of the access road into the hospital and it is considered that an appropriate condition may be worded to address this requirement.
The SPMCE refer to the hedging adjacent to Ballafletcher Road and Braddan Road being of nature conservation interest. No evidence has been submitted to confirm this point and Department of Agriculture, Fisheries and Forestry have made no comment in relation to this. In any case, this is outside the area identified for the creation of pitches and a condition would be attached protecting all existing hedging on site.
RECOMMENDATION
It is recommended that the application be approved.
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:
Braddan Parish Commissioners Department of Transport Highways Division Department of Transport Drainage Division
Accordingly, the following parties are not afforded interested party status:
IoM Water Authority
MEA
SPMCE
Isle of Man Newspapers
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 29.04.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the plans and statements submitted as part of this application and date stamped 13th November 2006.
C 3. Prior to the commencement of the development, details must be submitted to the Planning Authority for consideration and approval of the car parking layout to indicate provision within that area for disabled parking and for the parking and turning of coaches/buses. Such a plan to be prepared following discussion with the Department of Transport Highways Division. In addition, details of the car park finish must be submitted for consideration and approval by the Planning Authority
The foregoing approved car parking layout must be laid out with surface treatment prior to the use of the pitches hereby approved and thereafter retained for such purpose.
C 4. No approval is hereby granted or implied for the erection of lighting or the construction of a changing room/pavilion. Such matters to form the subject of further planning applications.
NOTE: The Planning Committee would urge the applicant to submit an application for changing facilities at the earliest opportunity. In addition, the applicant is advised to give careful consideration to providing adequate facilities to accommodate all users of the pitches. Should the proposed building require to be re-located from the position indicated on the submitted plan thereby necessitating the re-location of pitches, such an amendment will require the submission of a further planning application.
C 5. There must be no discharge of surface water (directly or indirectly) or any land drainage flow from this proposed development to any foul drainage system or surface water sewer so as to comply with the requirements of the Department of Transport Drainage Division.
It is noted that the surface water from the property is to be discharged via a soakaway. The use of soakaways are subject to Building control approval and if this approval is not granted, the Drainage Division would not give permission for the discharge of surface water into the existing foul system and an alternative means of disposal would have to be sought.
C 6. No development may commence until there has been approved by the Planning Authority a scheme of landscaping which includes indications of all existing trees and hedges within the site and details of any to be retained together with measures for their protection during the course of construction.
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development. 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.
N 1.
The applicant is to contact the Drainage division to discuss the point of connection to the Public Foul Sewer before any work commences on site. The foul drain must be capped of to ensure no ingress of groundwater into the system.
Decision Made : ... Committee Meeting Date : ...
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