Erection of a portal building extension to existing changing rooms / clubhouse to provide an indoor community sports facility
Site Address:
Peel Football Club Douglas Road Peel Isle Of Man IMS 1LJ
Case Officer:
Mr A Holmes
Photo Taken:
Site Visit:
27.03.2012
Expected Decision Level:
Planning Committee
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PROPOSED DEVELOPMENT HAS A FLOORSPACE OF GREATER THAN 500SQM.
The Application Site
The application site comprises of the grounds of Peel Association Football Club and an adjoining triangular parcel of land that currently forms part of Peel Golf Course, all of which is located on the southern side of Peel Road in Peel. The site currently contains a football pitch, associated facilities such as a spectator stand and changing facilities, car parking and open space.
The Proposal
The proposal comprises the erection of an extension to the existing changing rooms/clubhouse to provide an indoor community sports facility. The planning application has been submitted by the Tommy Clucas Memorial Fund. They have spent the last 7 years fundraising with the aim of building of community sports facility to commemorate Tommy Clucas, who died whilst competing in the 2004 Manx Grand Prix.
The main element of the proposed development is a building with basic dimensions of 40m (length), 25m (width), 5.5m (eaves height) and 6.7m (ridge height). This is linked to the existing building changing rooms/clubhouse by a smaller link extension with basic dimensions of 5m (length), 10m (width) and 3.5m (height). No colour finishes of the main element are stated within the planning application. However as a portal building it would be possible to externally finish the building in any desired colour and this is something that could be readily dealt with by condition if planning approval is granted. The link building is stated as being externally finished with white painted render.
The proposed development is intended to be used by all ages of the community for a variety of sport and recreational uses, and as can be seen the main building is purposely left clear internally to allow this. Capacity for the proposed development is estimated to be between 10 and 20 people at any one time depending on the activity being undertaken. The facility is envisaged to be open 7 days a week and available by pre-booking. Car parking for the proposed development relies on the existing car parking within the application site. There is a bus stop directly outside the application site and, as highlighted by the applicant, the site is within reasonable walking distance of parts of Peel. An informal agreement exists with Queen Elizabeth II High School to allow the use of their nearby car park outside of school hours.
Planning History
Whilst the application site has been the subject of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.
Planning Policy
In terms of local plan policy, the application site is designated as football ground and golf course under the Isle of Man Planning Scheme (Peel Local Plan) Order 1989.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. 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."
Representations
Peel Town Commissioners recommend that the planning application be approved.
The Department of Infrastructure Highways Division do not oppose the planning application and advise that they consider there to be no adverse traffic management, parking or road safety implications.
Peel Golf Club Limited expresses an interest in the planning application. They advise that they have agreed in principle to the land deal for the triangular section of the application site that is currently part of the golf course. They highlight concerns about sewage disposal based on previous incidents and the ability to appropriately deal with surface water run-off from the proposed development. They also highlight concerns that construction should not inconvenience the daily operation of the golf course.
Tim Crookall MHK, Member for Peel, supports the planning application. They believe that the proposed development will of immense value to Peel and the west of the Island. In their view it is a long awaited facility that will serve the needs of a growing population.
Queen Elizabeth II High School supports the planning application. They believe the proposed development will be a great addition to the local area and of benefit to the community. They also state that they believe this to be a wonderful way to keep the memory of Tommy Clucas alive.
The owner and/or occupant of Meadowcourt, which adjoins the application site along the northern boundary, supports the planning application. They believe the proposed development will provide a much needed facility for the west of the Island.
Peel Association Football Club supports the planning application.
Assessment
The proposed development clearly constitutes a community facility of sporting and general recreational value. The site of the proposed building is primarily an area of rough hardstanding that is understood to be used as a warm up and training area by the football club. In terms of principle, whilst the proposal would result in the loss of this area of open space in recreational use the proposed development provides an alternative facility with greater community and recreational benefit. As for the use of the triangular parcel of land that currently forms part of the golf course it also considered that the community benefits of the proposed development outweigh the loss of this open space, as it is relatively small area of land that is not readily
usable. As such, it is concluded that the proposed development accords with the provisions of Recreation Policy 2 of the Isle of Man Strategic Plan 2007 in terms of principle. It still remains necessary to consider the site specific impacts of the proposed development.
Visually, it is inevitable that a building of the size proposed by the planning application will be publicly visible from outside of the application site. However, the impact of that visibility is considered to be acceptable. From the south, primarily when travelling towards Peel on Peel Road and when on the golf course, there is an existing area of mature woodland that provides good screening. The proposal does require the felling of one tree on the periphery of this woodland, but this loss is minor and unlikely to have any discernable effect. From other public viewpoints the existing trees and hedges around the application site boundary provide good visual screening. Irrespective of these viewpoints it is considered that the proposed building is not unduly out of keeping with the football ground setting and is not something that would appear particularly unusual within such setting. Overall, it is concluded that the visual impact of the proposed development is acceptable.
The proposed development is sufficient distance from surrounding residential property so as to be unlikely to cause disturbance when in general daily use. Whilst the planning application does not specifically state any intention to do so it is feasible that the use of the building for social events could be disturbing for local residents late at night. As such, it would be appropriate to limit the permitted hours of use of the building for any event, which can be legitimately done by condition if planning approval is granted.
As stated earlier in this report parking provision for the proposed development is provided by the existing car park within the application site. This is supported by good public transport links, reasonable walking distances to parts of Peel and the informal use of the nearby car park at Queen Elizabeth II High School outside of school hours. The level of car parking (20 spaces) together with the aforementioned links is considered to be sufficient to meet the reasonable needs of the proposed development. This conclusion is supported by the Department of Infrastructure Highways Division.
In terms of drainage, the proposed development is shown as being served by a new biodisc packaged treatment plant. No objections have been raised to the use of such system by the Isle of Man Water and Sewerage Authority and the provision of a correctly specified plant that can handle the sewage would be a matter controlled by a Building Regulations application, which is separate from planning legislation and therefore not a material planning consideration. As for surface water run-off no concerns have been raised by the Isle of Man Water and Sewerage Authority over this issue. As such, there is no evidence to suggest that surface water run-off from the proposed development would adversely affect adjoining land to an extent would warrant refusal of the planning application.
As for other issues raised within representations there is no obvious reason why the construction of the proposed development would unduly affect the operation of the golf course. The majority of the development is outside of the golf course and the small area of golf course transferred to the development is bounded by existing mature trees, which are assumed to be out of bounds within the course. In any event, the impact of construction is not a material planning consideration and is a civil matter between respective landowners.
Recommendation
It is recommended that the planning application be approved.
Party Status
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
Peel Town Commissioners;
Peel Golf Club Limited;
The owner and/or occupant of Meadowcourt; and
Peel Association Football Club.
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Infrastructure Highways Division; Tim Crookall MHK; and Queen Elizabeth II High School.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 18.04.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to drawing no.s PFC/TC/1/12, PTC/TC/2/12, PFC/TC/3/12 and 7298-02 date stamped the 1st March 2012.
C 3. Prior to the commencement of development details of the external colours of the approved building must be submitted to and agreed in writing by the Planning Authority.
C 4. The building hereby approved may be used between the hours of 08:00 and 23:00 in any one day.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made: A Committee Meeting Date: 30-4-12
Signed: S. M. C. L. U. T. Presenting Officer
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate ☑ YES / ☐ NO
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