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Application No.: 16/00617/C Applicant: Castletown Metropolitan Football Club Proposal: Temporary use of football pitches and facilities as a camp site with motorhome provision from the week prior to the TT Festival to the week after the IOM Festival of Motorcycling Site Address: Castletown Metropolitan Football Club Stadium Malew Road Castletown Isle Of Man IM9 4EA Case Officer : Miss S E Corlett Expected Decision Level: Planning Committee
1.1 The site is the curtilage of Castletown Football Club which is situated on the western side of Malew Road which leads north out of Castletown, from the bypass to Malew Church. The site lies, just within a 30 mph speed limited area: at the northern boundary of the site the speed limit changes from 30 mph to 60 mph to the north. - 1.2 The site includes a stadium and clubhouse which are situated in the southern part of the site, backing onto a lane which serves one existing house, approved development which has yet to be implemented and a large electricity substation building. The site also accommodates two football pitches, vehicular access from Malew Road and a car parking area. THE PROPOSAL
2.1 Proposed is the temporary use of the northernmost pitch for camping of tents and a motorhome camping area alongside the road. Low level solar lighting is proposed along the western part of the pitch to enable people to get to and from the campsite and clubhouse in darkness. Vehicular access would be from the entrance onto Malew Road, north to the eastern end of the pitch where there would be parking alongside the motorhome parking area. - 2.2 The proposal would accommodate up to 100 tents and up to 20 motorhomes and the period of use would be from the week before TT practice week to the week after the Manx Grand Prix/Festival of Motorcycling, including the time in between which also includes the Southern 100 races. PLANNING POLICY
3.1 The site is designated on the Area Plan for the South adopted in 2013 as Open Space for the particular purpose of a playing field. - 3.2 As such, there is a presumption against development which would result in there being more than 5% of the site covered with buildings and against uses which would be detrimental to the open character of the site. Recreational use of the site is accepted along with structures and facilities complimentary to that. PLANNING HISTORY
4.1 The site has been the subject of a number of applications to improve the facilities for the football club and the rifle range which also operates here. None of these applications is considered relevant to the consideration of the current application. REPRESENTATIONS - 5.1 Department of Infrastructure Highway Services seek a deferral (01.07.16).
5.2 Castletown Commissioners raise no objection (11.07.16). ASSESSMENT - 6.1 The temporary use of playing fields is becoming commonplace on the Island with many football and rugby clubs using their facilities in this way when they are not required for practice or matches in order to supplement their income. Indeed, pitches in Colby, Peel Road in Douglas, Ballafletcher in Braddan, Ballaoates Road in Braddan and Port Erin all accommodate temporary camp sites for the TT, Southern 100 or MGP periods, or a combination of these. The National Sports Centre and Ballakermeen Secondary School also accommodate this, all with planning approval.
6.2 The issues which can arise with such proposals are the visual impact of tents and motorhomes on the landscape, the impact of noise on those in neighbouring properties and the suitability of the access to accommodate additional use.
6.3 In this case, the visual impact of the proposal will be limited to the view by those using Malew Road and whose view is already characterised by goalposts, fencing and floodlights, all of which are visible over the relatively low roadside stone road: the view is otherwise very open towards the profile of the hills to the west. The appearance of tents and motorhomes will change this, the motorhomes particularly but it is not considered that this is significant, bearing in mind that the site is used and occupied by people training and playing football, and those spectating, at times. It is also relevant that the camping facilities will also increase the range of facilities available to those wishing the visit the Island, particularly associated with local events such as the Southern 100 and post and pre-TT and MGP races which are based in Castletown. Finally, it is also worth considering that the sports clubs around the Island offer opportunities for recreation which are in line with Government's various strategies on improving the quality and health of the Island and its people, also acknowledged in the Strategic Plan (Chapter 10). The funding of such clubs can be difficult and the provision of camping facilities can significantly boost clubs' funds which are then reinvested in the facilities available.
6.3 Access to the site is already in place and used by those visiting the matches held at the site players and spectators. The access is on the inside of a bend and as such has good visibility in both directions. The proposed use will generate additional use and the access will be used for longer periods of the year as a result of the camping but this is not considered to have any detrimental impact on highway safety. - 6.4 The application is recommended for approval.
7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
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: 06.10.2016 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
Reason: To provide a temporary period in which the impact of the use on the surrounding environment may be considered.
This approval relates to drawing C-01 received on 31st May, 2016.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Permitted Committee Meeting Date: 17.10.2016
Signed : S CORLETT Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
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