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17/00136/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00136/B Applicant : Michael District Commissioners Proposal : Installation of play equipment Site Address : Ellison's Green Cannan Avenue 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 Ellison's Green a large strip of existing grassed open space which sits on the north eastern side of Station Road, Kirk Michael between the junction of Cannan Avenue and Cooil Avenue.
1.2 The area is currently utilised as a recreational area and has a small number of street furniture, picnic benches, small childrens seats and some football goal posts. The land is predominantly lawned with only small areas of hard standing under a number of the benches and street bin. The site is bound from Station Road by a sod bank, at the north-western end it is bound by a mix of tree's and hedges and there is very little boundary treatment between the site and Cannan Avenue.
2.0 THE PROPOSAL 2.1 The current planning application seeks approval for the installation of additional play equipment to include a children's multi-purpose play frame.
3.0 PLANNING HISTORY 3.1 There have been no applications on the site considered materially relevant in the assessment of the current application; however the application is concurrent to two other applications being assessed in the local area PA 17/00135/B and 17/00138/B both are for the installation of new play equipment in Kirk Michael.
4.0 PLANNING POLICY 4.1 The application site is in an area designated on the Kirk Michael Plan 1994 as 'predominantly residential', the application site is not within the Kirk Michael Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains a number of policies that are considered specifically material to the assessment of this current planning application. Although the site already exists as an area of recreational open space it is important to considered elements of Recreational Policy 1 which sets out standards towards ensuring that suitable recreational space is made available when looking at residential developments in order to ensure that recreational space is available to residents.
4.3 Recreation Policy 1:
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Area Plans should incorporate an assessment of the indoor and outdoor sport and recreation needs of the plan area, and the wider context and include proposals to:
o retain existing sporting facilities and open space provision unless alternative provision of equivalent community benefit and of equivalent or better accessibility is made available; o identify suitable sites to make good any deficiency in provision both for existing and future residents of the area; and o ensure appropriate provision is made as part of any proposed residential development, in accordance with the Open Space Standards set out in Appendix 6 to the Plan, related to the needs generated by the development, unless the specific housing provision within the development justifies a reduced provision in relation to specific types of open space requirement.
4.4 When assessing the proposal we may also consider elements of General Policy 2 which sets out a number of general standards towards development.
4.5 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; 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."
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).
5.2 The MUA have not objected to the application but have provided advisory comments to the Michael Parish Commissioners regarding the close proximity of a Distribution Main and a Public Sewer which passes through the site.
6.0 ASSESSMENT 6.1 Public open spaces offer a visual and spiritual relief from the developed urban areas on the Island and often provides recreational enjoyment in respect of various active and some less active forms of sporting activity. In this instance the site offers a modest area of community green space with some benches and tables and a set of football goals. The proposal here is to install an additional multi-functioning childrens play unit which can be enjoyed by children whilst on looking parents can rest on the nearby benches.
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. Similarly it is expected that the benches will offer an area where the parents of the children can come together and socialse.
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6.3 In terms of assessing the application before us, ultimately what is proposed is the installation of 1 new piece of play equipment in to an existing area of recreational green space. 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 residential 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 location of the play area within a predominanty residential area of Kirk Michael it is expected that its users will be accessing the area on foot from their nearby properties. It is not expected that the proposal will impact the local highways. Given the size, style and design of the new play equipment it is expected that it will be visible from Cannan Avenue and partially visible from Station Road although its installtion and visual appearance is not expected to generate any adverse impact on the area to warrant a refusal.
6.6 Overall the proposal is a welcomed addition to Ellison's Green and to Kirk Michael.
7.0 RECOMMENDATION 7.1 The application 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.
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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.
C 2. No trees to be planted within 3m of any utility services which pass through the site.
Reason: In the interest of Manx Utilities protection of services and access.
N 1. The applicant is advised by the Manx Utilities that there may also be buried items and/or mains for which no records exist. In the event of trial holes or other works being required, in order to locate and then subsequently protect or divert the water mains, all associated costs would be the responsibility of owner(s)/applicant(s).
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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