2 March 2018 · Planning Committee
Land Adj To Vollan Pumping Station, Mooragh Park, Ramsey, Isle Of Man, IM8 3uf
The proposal seeks approval in principle for a community sports hall with an indicative footprint of 47m x 25m (30m width including walls), capable of accommodating indoor football, badminton, netball and ancillary facilities like changing rooms and fitness suite.
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The officer identified four key issues: principle of development on open space, visual impact, highway/parking effects, and Dark Skies impact.
Recreation Policy 2
Prohibits development causing loss of open space/recreation facilities unless alternative provision made or overall community gain with no significant unacceptable effect on provision, character or amenity. Officer found community gain from sports hall (addressing strategy shortfalls) outweighs minor open space loss (under 5% coverage), no significant effects due to location near facilities and ample remaining space.
Community Policy 2
New community facilities should serve local population, be accessible to non-car users, reuse vacant buildings where possible. Site serves Ramsey, walkable to town centre, enhances existing cluster of sports facilities.
Spatial Policy 5
New development must positively contribute to environment; design statement may be required. AIP stage lacks details but reserved matters will assess; officer expects quality design respecting brooghs and area.
Time limit
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013.
Reserved matters application time limit
Application for approval of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved. Reason: To avoid the accumulation of unimplemented planning approvals.
Reserved matters approval required
Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced. Reason: To comply with the Town and Country Planning (Development Procedure)(No2) Order 2013.
Detailed lighting plan
Notwithstanding Condition 3 the Reserved Matters application is required to include a full detailed lighting plan to ensure the nearby Dark Skies Designated Site would not be adversely affected by any lighting associated with this development. Reason: To ensure an appropriate design and level of lighting would not adversely affect the nearby Dark Skies Designated Site.
Ecological survey for invasive species
Notwithstanding Condition 3, the Reserved Matters application is required to provide an ecological survey of the site to establish whether any species of plants identified by the Senior Biodiversity Officer exist on the site, and if found how they will be eradicated from the site. Reason: To provide adequate safeguards to prevent the spreading of these species to the wider environment.
Highway details
Any Reserved Matters application is required to provide additional information in relation to the proposed access, parking arrangements and the potential highway impact of the vehicular trip generation associated with this proposal. The applicants are recommended to contact DOI Highway Services to discuss the required information before making any Reserved Matters application. Reason: In the interests of highway safety/parking provision.
Do not oppose the application
No objection in principle to the proposal
Recommend flood resilient measures
8 invasive species nearby must be eradicated if found
All consultees raised no objections to the approval in principle for a community sports hall, with recommendations for flood resilient measures, biodiversity protection, and deferred highways review pending further details.
Key concern: construction within tidal flood zone (1 in 200 year return period)
Manx Utilities
Conditional No ObjectionManx Utilities recommends that flood resilient measures be introduced to the sports hall. For example, ensuring that all electric points are located above the predicted floor levels and non-return valves are installed on any foul or surface water drains.
Conditions requested: flood resilient measures be introduced to the sports hall, ensuring that all electric points are located above the predicted flood levels and non-return valves are installed on any foul or surface water drains
Department of Infrastructure (DOI) Highways Division
Conditional No Objection"Highway Services have no objection in principle to the proposal."; "More detail is required regarding the proposed access and parking arrangements and the potential highway impact of the vehicular trip generation associated with this proposal."
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners considered the above application at their meeting on Wednesday 17th January, 2018 and have no objection to the proposal.
DEFA Senior Biodiversity Officer
Conditional No ObjectionI have records of Wildlife Act Schedule 8 species in the vicinity of this site: Crocosmia/montbretia, Cotoneaster and Japanese Knotweed. These must not be spread as a result of a development. Their eradication is recommended.
Conditions requested: These must not be spread as a result of a development. Their eradication is recommended.
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners considered the above application at their meeting on Wednesday 21st March, 2018 and have no objection to the amended plans.
