Officer Report

Application No.: 18/01145/B Applicant: Douglas (IOM) RUFC Proposal: Installation of a glazed canopy to external terrace Site Address: Club House Peel Road Douglas Isle of Man IM2 2RA Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.12.2018 _________________________________________________________________

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 the submitted documents and drawings reference numbers 16/2428/10C and 16/2428/11 all received on 31st October 2018.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site represents the Douglas RUFC which consists of a number of playing fields and a single storey modern clubhouse. The site is located on the north eastern side of Peel Road and north east of Quarterbridge.

- 2.0 THE PROPOSAL

2.0 The application seeks approval for the installation of a glazed canopy to the external terrace which is to the front elevation of the clubhouse. - 3.0 PLANNING HISTORY

3.1 There are a number of previous planning applications associated with this site; however, none are considered to be specifically material in the assessment of the current application. - 4.0 DEVELOPMENT PLAN POLICIES

4.1 The application site is within an area of Public Open Sace under the Douglas Local Plan. The site is not within a Conservation Area. Given the nature of the application it is appropriate to consider the following policies:

4.2 Recreation Policy 2 states: "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 community 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."

4.3 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

- 5.0 CONSULTATIONS

5.1 Highway Services comment there are no highway implications (09.11.2018).

5.2 Douglas Borough Council do not oppose (received on 16.11.2018). - 6.0 ASSESSMENT

6.1 The main issues to consider in the assessment of the application are the potential impacts upon the character and appearance of the individual property and street scene and the potential for loss of Public Open Space.

The potential impacts upon the character and appearance of the individual property and street scene

6.2 The proposed external works to the property would be acceptable. The light weight appearing structure with glazed roof would not have a significant impact from public views from along Peel Road, in fact it is likely to go unnoticed from such distant views. The proposal would also be appropriate with the exiting modern clubhouse building. Potential for loss of Public Open Space

6.3 The proposal would be sited above an existing external terrace which is currently used in association with the clubhouse. Accordingly, the proposal would not result in the loss of useable public open space and therefore raise no concern from this aspect. - 7.0 CONCLUSION

7.1 Overall, it is concluded that the planning application is in accordance with aforementioned policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. - 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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 11.12.2018 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.