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                                                 17/00135/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/00135/B Applicant : Michael Commissioners Proposal : Installation of play equipment Site Address : Main Road Playground Main Road Kirk Michael Isle Of Man

Case Officer : Miss Lucy Kinrade Photo Taken : 01.03.2017 Site Visit : 01.03.2017 Expected Decision Level : Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site is a large area of existing public open space which sits on the eastern side of Main Road, Kirk Michael. The site, which sits to the rear of Ebeneezer Chapel is accessed through a gate of the main highway adjacent to the bus stop and down a small gravelled track. The area is currently utilised as a recreational playground area and is predominantly lawned with small areas of protective matting surrounding a number of children's play equipment and a number of picnic benches.

1.2 The site is bound by a mix of tree's, sod banks and hedging. To the south of the site are the rear gardens of Mull View, to the north the rear garden of Slieau Dhoo and to the east an area of agricultural land.

2.0 THE PROPOSAL 2.1 The current planning application seeks approval for the installation of additional play equipment to include a rotating play seat and two sets of swings, one with flatbed seats and one with enclosed infant seats.

3.0 PLANNING HISTORY 3.1 There have been a number of applications which include the site, the most relevant in the assessment of the current application is PA 05/92378/B for the installation of new play equipment which was approved in 2006.

4.0 PLANNING POLICY 4.1 The application site is zoned as Public Open Space on the Kirk Michael Plan 1994. As previously mentioned, the application site also lies within the Kirk Michael Conservation Area.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application:

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:

b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;

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                                                 17/00135/B
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c) does not affect adversely the character of the surrounding landscape or townscape; 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; m) takes account of community and personal safety and security in the design of buildings and the spaces around them."

4.4 Environmental Policy 35 states:

"Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

5.0 REPRESENTATIONS 5.1 The Department of Infrastructure have indicated that there is no highways interest in the current planning application (10/03/2017).

6.0 ASSESSMENT 6.1 Public open spaces offer a visual and spiritual relief from the developed urban areas on the Island and often provide recreational enjoyment in respect of various active and some less active forms of sporting activity. In this instance the site offers a selection of various play equipment and resting benches for use and enjoyment by all. It is also been considered that open spaces provide a means of improving the health and fitness of the Island's population.

6.2 Over recent years it has been argued that access to large gardens and transport reduces the importance of the children's playing space standard in certain areas. Gardens of private dwellings need to be of a sufficient size to accommodate the day to day needs of very young children; however, as children grow older, the role of the private garden, irrespective of its size becomes less important as play space. It has been considered that children need access to play areas, where they can meet others of their own age and learn the important art of socialisation, which private gardens do not facilitate.

6.3 In terms of assessing the application before us, ultimately what is proposed is the installation of 3 new pieces of play equipment in to an existing open space play area. The installation of such equipment will help to improve the current facilities and update the equipment for the benefit of its users. It is not expected that its installation will generate any impacts on the amenities of the neighbours above what is already in existence and that the character of the Conservation Area will remain undisturbed.

6.4 One area which may cause concern is whether the proposal would give rise to anti-social behaviour in the evenings should the new equipment bring older youths to the area. Given that no objections have been received from local residents from this new submission, it is reasonable to consider that other play equipment on the site has not resulted in anti-social behaviour and therefore the new equipment should hopefully not also. Overall, the proposals would also not result in any significant impacts upon residential amenities of nearby properties.

6.5 Given the central location of the play area within Kirk Michael it is expected that any of its users will be accessing the area on foot. There is a large community car park on the adjacent side of the road which is utilised by most people visiting the area. Although it is presumed that the majority of the users will be residents in the local area. It is not expected that the proposal will impact the local highway or impede on highway safety.

6.6 Overall the proposal is a welcomed addition to the existing playground and to Kirk Michael.

7.0 RECOMMENDATION

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                                                 17/00135/B
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7.1 The application is in accordance to the standards as set out in General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 and is recommended for approval.

8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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; (e) 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: 13.03.2017

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.

This approval relates to the site and location plan, Groundcare Specification Brochure and associated photographs all date stamped and received 07/02/2017.

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: 13.03.2017

Determining officer

Signed : C BALMER

Chris Balmer

Senior Planning Officer

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