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16/00789/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00789/B Applicant : Braddan Parish Commissioners Proposal : Extension to existing skate park (retrospective) Site Address : Cronk Grianagh Park Strang Douglas Isle Of Man
Case Officer : Mr Edmond Riley Photo Taken : 24.08.2016 Site Visit : 24.08.2016 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site is the curtilage of the public park between Cronk Grianagh, Ballanawin and the River Dhoo. The site is around 9 acres in area as a whole: the development area is a small part of this, some 23.5m by 15.4m and situated in the central part of the area and alongside an existing skate park facility, which is itself alongside a BMX track. The land slopes towards the southwest appreciably, with a drop of roughly 2m in height.
1.2 The Cronk Grianagh Park is accessed from the Heritage Trail public footpath as well as from Ballanawin and Cronk Grianagh. The park has a number of footpaths within it and swings and children's play facilities to the north east of the proposed skateboard track.
2.0 THE PROPOSAL
2.1 Full planning approval is sought for an extension to the existing skate park. This would be roughly half the size of the existing skate park. It would be roughly kidney-shaped and be something of a bowl shape; the largest height differential would appear to be roughly 2.1m, but the nature of skate parks is such that they are formed of varied curves and ramps such that there is very little uniformity across that which is now proposed. What is clear is that the majority would be below ground level.
2.2 The application is retrospective, but this should be neither to its benefit nor detriment.
3.0 PLANNING HISTORY
3.1 The existing skate park, which is much more involved in appearance (and twice the size of that here proposed) owing to the presence of steps, ledges and other rises and falls across the land. This was approved under PA 12/01186/B.
3.2 Additionally, the BMX track was approved under PA 11/01247/B.
3.3 The creation of the park itself was approved under PA 94/00283/B.
4.0 PLANNING STATUS AND POLICY
4.1 The site is designated as Public Open Space on the Braddan Local Plan.
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4.2 As the proposed use is not in conflict with this, General Policy 2 of the Strategic Plan is applicable in this case: "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:
b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space 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; 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; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; m) takes account of community and personal safety and security in the design of buildings and the spaces around them."
5.0 REPRESENTATIONS
5.1 DoI Highway Services commented on 16.08.2016 as follows:
"General Comments: It is noted that this is a retrospective planning application. The extent of the extension indicated on the supporting documents would not appear to impact on the existing internal footpath network or the immediate surrounding area.
"Recommendation: Having reviewed the supporting information, the Department of Infrastructure does not oppose this planning application (DNO)."
5.2 The Chairman of Braddan Parish Commissioners offered no objection to the application on 4th August 2016. This view would appear to not be one reached following a formal meeting where there was a quorum.
6.0 ASSESSMENT
6.1 The application for the initial skate park raised quite significant interest, both locally and more widely, with a limited level of objection and a fairly significant level of support (two representations were written in objection, 14 in support). On this occasion, there have been no private representations received. This is perhaps due to the retrospective nature of the proposal, but equally it is noted that the application has not been submitted on the back of an enforcement case - which is to say that no complaint about it has been made to the Department. These are material considerations.
6.2 The existing skate park is understood to be well-used and accordingly provides an important facility within the parish and across the Island - although there are now more such facilities elsewhere, these are not common. There is no dispute that the park is somewhat utilitarian in appearance and might be said to represent an unfortunate addition to the other, existing such structures in the form of the BMX track and existing skate park. However, in this case Cronk Grianagh Park has been designed to provide a mixture of facilities - not just open, green space, which this site previously was - for the whole community. It is also noted that the proposed works are fairly well-removed from the nearest dwellings roughly 80m away, and moreover that there is already a skate park here such that any additional noise nuisance from the proposed works are unlikely to be particularly noticeable above any already existing such disturbance, such as it may be.
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6.3 With all this in mind, and noting the lack of concern raised during the consultation period, it is concluded that the extension to the skate park proposed is a welcome facility and one that accords with the relevant parts of General Policy 2.
7.0 RECOMMENDATION
7.1 In view of the above, it is recommended that the application be approved. No conditions are required in this instance owing to the application's retrospective nature.
8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
o The applicant, or if there is one, the applicant's agent; o 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; o Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material, in this case, Department of Infrastructure and o The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 26.08.2016
Conditions and Notes for Approval: - None as retrospective
The development hereby approved relates to Drawings 01 and 02, Drawing 001 001, and also to the two photomontages 001, 001 and 001, all date-stamped as having been received 8th July 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 05.09.2016
Determining officer
Signed : C BALMER
Chris Balmer
Senior Planning Officer
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