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18/00599/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00599/B Applicant : Colby AFC Proposal : Erection of a spectator stand and creation of an access path from existing car park Site Address : Land South West Of Colby AFC Clubhouse Station Road Colby Isle Of Man
Planning Officer: Miss Lucy Kinrade Photo Taken : 17.08.2018 Site Visit : 17.08.2018 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 28.08.2018 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Plans/Drawings/Information;
This approval relates to drawing numbers 1713-000, 1713-010 and 1713-020 all date stamped and received 07/06/2018, and an email from the agent dated 08/08/2018.
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Interested Person Status - Additional Persons
It is recommended that the following persons should not be given Interested Person Status as they are not considered to be directly affected by the proposals or to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
The owners of 5 Croit E Cubbon - as they are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy. __
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Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is an irregular shaped parcel of land forming part of Colby Football Club located on the southern side of the main road running through Colby (A7). The wider curtilage of the site comprises a clubhouse, four football pitches and a large car park.
1.2 Three of the football pitches are marked on grass while the fourth is marked on artificial grass. The senior grass football pitch is sited nearest the main club house in the north-west corner of the site.
1.3 The site and football pitches are enclosed by a mix of sod banks, hedging and trees both inside the site and along the extents of the boundaries.
2.0 THE PROPOSAL 2.1 Full planning approval is sought for the erection of a spectator stand to serve the senior grass football pitch nearest the main club house. The proposed stand would be set back 4m from the half way line and on the western side of the pitch. The new stand is to seat 50 people with an additional disability area/seating towards the front.
2.2 The proposed stand is 9.2m in width and 3.8m in depth and is to have an overhanging mono-pitched roof slanting from the rear. At the rear eves the stand will be 3.7m above ground level and the canopy will slant upwards to 4.3m above ground level.
2.3 The stand is to be finished in metal plastisol sheeting finished to the seating areas and enclosed on the rear elevation. The sides and front elevation remaining open to allow views of the football pitch.
2.4 The land would be levelled locally around the stand to provide a level platform on which it would sit. Additional hardstanding is also proposed by reason of a new 1.2m wide footpath linking the spectator stand with the existing car park.
3.0 PLANNING HISTORY 3.1 The wider site has been subject to a number of previous application including the erection of signage, installation of lighting schemes, the temporary use of the sports pitches as campsites and the original approval of the football ground back in 2009 under PA 09/00340/B. The latter reflects the established and current use of the site and is perhaps most relevant in the case of this application. In addition to this there is also a current application for the continued use of the grounds as temporary campsites for motorcycle race periods PA 18/00804/C.
4.0 THE DEVELOPMENT PLAN 4.1 Local Area Plan - Area Plan for the South 2013 Land-use Designation - 'Playing Fields' and 'Site 15'.
4.2 Given the sites planning history and established use as a football ground and sports facility it would be most appropriate to consider the following policies of the Isle of Man Strategic Plan 2016 in the assessment of the application:
o General Policy 2 (GP2) - Development in accordance to land-use zone
4.3 The Area Plan for the South 2013 also sets out the following policy specific to 'Site 15' zoning of the playing fields
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o Recreation Proposal 1: It is proposed that Site 15 south of the railway lines in Colby is designated as Open Space (Playing Fields). The development must be carried out in line with the detailed planning approval which will cover such matters as access.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
Arbory Parish Commissioners o No comments received as of 08/08/2018)
Department of Infrastructure (DOI) Highways Division o NHI - No Highways Interest (dated 23/07/2018)
Neighbours' views o The owner of 5 Croit E Cubbon has written in expressing concerns for the height of the proposed spectator stand stating that the submitted plans give no indication as to the height of the proposed stand or a comparison to the nearby trees. They conclude by stating that a high structure would be totally out of keeping (dated 10/07/2018).
o During a telephone conversation with the owners of No. 5 Croit E Cubbon on 08/08/2018, it was explained that the plans were drawn to the scale 1:100 and although written dimensions are helpful they are not a formal requirement. It was explained that the stadium was to be approx. 4.2m high at the front and approx. 3.6m high at the rear. To provide a comparative scale it was indicated that a full size football goal was 7.3m wide and 2.4m high to the cross bar. Verbally the owners still expressed concern for the visual impact of the stand on the wider landscape. In light of the additional information with regards to the height of the proposed stand the owners of No.5 were given additional time to formally comment on the application up to the 17/08/2018. No further comments had been submitted as of 28/08/2018.
6.0 ASSESSMENT Principle 6.1 The site has an approved and established use a sports facility proving football grounds and a club house for the local community. The proposed spectator stand harmonises with the existing character and appearance of the site which is already set up to provide three grass football pitches and an artificial pitch which is enclosed in metal fencing. For this reason it is considered that the principle of a spectator stand here is considered acceptable.
Character and Appearance 6.2 The site is surrounded by the open countryside with views south towards Gansey bay, although the extents of the curtilage are well-defined by a mix of sod hedging and tree planting which clearly defines the site. The proposed spectator stand is to sit between the western boundary and the half-way point of the senior grass pitch located nearest to the club house.
6.3 The owner of 5 Croit E Cubbon has written in on the application indicating that there is a lack of detail and comparison of the proposed structure with its surroundings. In looking to find a relatable comparison, the dimensions of a full size football goal were used. These goals are used on adult/senior grass pitches and can be founds across many parts of the site and playing fields. These standard goals measure 7.3m wide x 2.4m high. In terms of height and width the proposed spectator stand is approx. 2m wider and 2m taller than a full size football goal.
6.4 The proposed stand is a solid structure, so when compared with a football goal and net will appear notably more permanent although its size and height is considered reasonable
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enough as to limit adverse visual impact on the character of the wider area and although sited a short distance from the club house, the proposal remains within the extents of the football grounds and is not so far removed from the existing built up areas to be considered or to appear an isolated structure in the middle of the countryside.
6.5 While views from the public footpath (running west of the site) and the Isle of Man Steam Railway Line (running along the northern boundary and behind the club house) may be likely be achieved, these will be from a distance and not expected to have an adverse visual impact on the public to warrant a concern. In addition to which there is often a level of acceptability and expectation when passing a sports facility that there is going to be sports related equipment and activities taking place, and these types of spectator stands can often be found across many of the Island's sports facilities.
Impact on Neighbours 6.6 Number 5 Croit E Cubbon is located within a small cul-de-sac of houses north of the site and on the adjacent side of the IOM Stream Railway Line. The distance between the dwelling and the proposed stand is approx. 125m. While the owner of Number 5 has written in expressing concerns for the height of the proposed structure, it is considered that the reasonable height, mass and orientation of the structure coupled with the distance from their property and beyond boundary treatment is sufficient enough to overcome any adverse visual impacts from their property or on the wider appearance of the countryside landscape.
Footpath 6.7 The proposed concrete footpath is to be 1.2m wide and is to link the existing car park and the proposed spectator stand. The footpath is expected to help facilitate and improve access for all those visiting the proposed stand including those in wheelchairs or those which children and buggies. The installation of the footpath is not expected to have any adverse impact on the character and appearance of the area.
7.0 CONCLUSION 7.1 Overall it is considered that the proposal meets with the general standards of development as set out in General Policy 2 and is carried out in accordance with the approved use of the site in line with Recreation Proposal 1 of the Area Plan for the South 2013.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 30.08.2018
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Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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