Planning Officer Report

Planning Officer Report And Recommendations {{table:19942}} {{table:19943}}

Officer's Report

Introduction

1. This application seeks approval for the erection of an extension to an existing football clubhouse. The application is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan.

The Site

1. The application site is the curtilage of St Johns Football Club, Foxdale Road, St Johns. Within the application site there is the existing clubhouse which is to the eastern side of the highway, there is also an area of parking to the northern side of the clubhouse. To the eastern side of the clubhouse there are two football pitches, one larger than the other. The western boundary which is the one adjacent to the highway has a number of mature trees which screen the building when viewed from the highway.

The Proposal

1. The application seeks approval for the erection of an extension to the front elevation of the clubhouse. The extension would measure approximately 72.3sqm the extension would be finished with a flat roof and the external walls would be finished with smooth render. There would be three sets of bi-folding doors in the front elevation.

Planning History

1. The previous planning applications are not considered specifically material in the assessment of the current application.

Development Plan Policies

1. The application site is in an area zoned as "Open Space - Recreational" identified on the St John's Local Plan 1999. Given the nature of the application it is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007).

1. General Policy 2

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:

a) Is in accordance with the design brief in the Area Plan where there is such a brief; 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;

d) Does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) Does not affect adversely public views of the sea; 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; 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; j) Can be provided with all necessary services; k) Does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) Is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) Takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) Is designed having due regard to best practice in reducing energy consumption.

Consultations

1. Highways Division recommend approval as it has no adverse traffic management, parking or road safety implications.
2. Patrick Commissioners have not commented

Assessment

1. The application site is in an area zoned as "Open Space - Recreational", and therefore not zoned for development. Given that the site is recognised for recreation and has existing football pitches and clubhouse, it is reasonable that there may be some form of development in order to contribute to the existing use of the site.
2. Given that the site is recognised as "Open Space - Recreational" and the proposed development is an extension to the existing clubhouse it is appropriate to consider General Policy 2 as the proposal would be in accordance with the zoning of recreational.
3. It is reasonable that a football club requires a clubhouse for both changing facilities and other functions associated with the football club. It is considered that the existing building is ancillary to the football pitches as would be the proposed extension.
4. The existing building is fairly unattractive but as mentioned above is significantly screened from the highway by the existing mature trees.
5. The application is for the erection of an extension to the front of the clubhouse which overlooks the football pitches; the extension would be a fairly simple structure which would be finished with a flat roof and would have a render spar dash finish to match the main part of the building.
6. The proposed extension, again, is unattractive, but given the proposed size, scale, the existing screening on the highway boundary and the orientation of the existing building, the extension would not be highly visible from the main public thoroughfares.
7. Given the siting of the proposed extension it would not overlook any neighbouring properties or appear overbearing when viewed from neighbouring properties.

1. It is considered that the proposal respects the site and surroundings and would not adversely affect the character and appearance of the street scene or the surrounding area in general.

1. It is judged that the size of the extension would be subordinate to the main building and would not result in a development which would be contrary to land use zoning.

1. The proposed extension would not adversely affect the neighbouring properties; neither would it adversely affect the character and appearance of the building or the surrounding area in general.

1. There is already a large car park to serve the clubhouse, it is considered that the extension to the clubhouse would not significantly increase the use of the site and would therefore not require additional parking.

1. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Patrick Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 15.06.2012

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 permission relates to the erection of an extension to the clubhouse as shown in drawings 01, 02 and 03 received 15th May 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 18/6/12

Determining officer (delete as appropriate)

Signed : [Handwritten signature] Anthony Holmes Senior Planning Officer

Signed : [Blank] Michael Gallagher Director of Planning and Building Control

Signed : [Blank] Sarah Corlett Senior Planning Officer

Signed : [Blank] Jennifer Chance Development Control Manager