17 March 2008 · Delegated
Nobles Park, Douglas, Isle Of Man, IM2 4bd
The proposal covered several works at Nobles Park: a new car park in Grasscrete paving on the south-western part of the park (formerly a children's play area), paving of internal roads and paths, a new pedestrian entrance to separate pedestrians and vehicles, rebuilding of unstable stone entrance piers, and an ornate metalwork arch. The applicant argued that on-site parking was needed for year-round activities such as bowling and tennis competitions, and that the chosen location was visually discreet due to surrounding mature planting. The site is zoned as public open space in the Douglas Local Plan. The officer identified two decisive issues: whether the loss of open space to a permanent car park was acceptable in principle, and the visual impact of the development. The officer concluded that the car park proposal failed these tests, as converting the former play area to a permanent car park would represent an unacceptable loss of public open space.
The car park was refused because it would permanently remove part of Nobles Park — zoned public open space — without providing equivalent alternative provision or demonstrating the overall community gain required by Recreation Policy 2 of the Isle of Man Strategic Plan 2007. The applicant's operational justification, including the need for parking for bowling and tennis events, was not considered sufficient to override the policy protection for open space.
Development which would adversely affect, or result in the loss of Open Space or 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 community gain from the development, and the facility would have no significant unacceptable effect on local open space or recreation provision or on the character or amenity of the area.
Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application
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.
Condition 1
This permission relates to the paving of roads and paths, the formation of a new pedestrian entrance, rebuilding of the stone entrance piers and erection of metalwork arch as shown in drawing numbers SK 14, SK 15, SK 23 and supporting letter date-stamped 5th December 2007, with the exception of the provision of and all associated works for the creation of a car-park.
Condition 2
The development hereby permitted shall be completed within 6 months of the date of this decision.
