20 December 2019 · Delegated - Principal Planner Sarah Corlett
Field 433109, Arbory Road, Castletown, Isle Of Man, IM9 1ha
The proposal involves reprofiling a 9.5-acre sloping agricultural field (433109) next to Castle Rushen High School to create level sports pitches including two U17/U18 football pitches, two U11/U12 football pitches, one cricket pitch, four cricket nets, team shelters, 3m high perimeter fencing, below-ground geothermal …
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The land is specifically designated as 'proposed playing fields' under Community Policy 2 of the Area Plan for the South 2013 to expand high school sports facilities, making the principle of developme…
Community Policy 2
Area Plan for the South 2013 designates fields 434016 and 433109 for educational use to expand Castle Rushen High School sports facilities with no buildings permitted. Officer assessed proposal as compliant as it creates sports pitches on zoned land without buildings.
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale, not harm landscape character, protect habitats/trees/sod banks, ensure highway safety and amenity. Officer confirmed compliance: negligible impact from fencing/nets, sufficient access visibility, conditions mitigate tree/hedge loss, no amenity/highway harm.
Community Policy 5
Permits school extensions/improvements if sited/designed per other policies with community use regard. Supports sports facility expansion linked to school redevelopment.
Recreational Policy 5
Requires retention of PROWs or diversions no less direct/attractive. Proposal diverts PROW 352 around field edge; assessed as maintaining provision despite slight lengthening.
Time limit
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.
Temporary access removal
Within 12 months of the sports playing fields coming into use, the temporary access hereby approved shall be closed up and the stone wall made good to match the existing and all associated temporary road and hardstanding removed and the ground restored and reverted back to an agricultural field. Reason: The access was requested for and assessed on a temporary basis only and in the interest of visual amenity.
Hedge protection scheme
No site clearance, preparatory work or development shall take place until a scheme for the protection of the hedges is prepared and agreed in writing by the Department. The development must be carried out in accordance with the approved details. No alterations or variations to the approved hedge protection scheme or working methods shall be made without prior written consent of the Department. Reason: to ensure that all hedges to be retained are protected during construction.
Tree planting specification
No site clearance, preparatory work or development shall take place until a tree planting specification is submitted to and agreed in writing by the Department. Where applicable the tree planting specification shall adhere to the recommendations of BS8545:2014 (Trees: from nursery to independence in the landscape - recommendations) and in all cases shall include details of all trees to be planted, including a) their quantity, location (or density), species and size at date of planting; b) the approximate date when they are to be planted; and c) how they will be maintained until successfully established. The tree planting shall take place as agreed and any trees which, within a period of 5 years from their first planting, are removed, or, in the opinion of the Department, become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Department gives written consent to any variation. Reason: to ensure an appropriate standard of visual amenity in the local area and that the development is appropriately landscaped to sit comfortably and acceptably in its location.
Sod hedge reinstatement
No site clearance, preparatory work or development shall take place until a scheme for the re-instatement of the sod hedge is submitted to and agreed in writing by the Department. The works shall be carried out in accordance with the approved details and retained thereafter. Reason: to ensure an appropriate standard of visual amenity and boundary treatment in the local area.
In Support, though noted omission of additional access through Close Cairbre for future development and sought clarification.
DEFA Biodiversity is generally content but requests specific method statements for hedge protection and planting as conditions. DEFA Forestry does not object to tree removal but recommends details on replacement planting.
Key concern: omission of additional access opportunity through Close Cairbre for future development
DEFA Biodiversity
Conditional No ObjectionIn general I am content with the planning proposal, however there are a few details missing.; I have requested at least a 1m margin between new fencing and existing hedges, at least a 3m separation between new fencing and hedges where the new PROW is to be located
Conditions requested: Prior the commencement of any works, method statements for; hedge protection during construction, removal and re-instatement of the sod bank, and for new hedge planting and establishment (including maintenance), must be submitted to and approved by the Department. The development must be undertaken in accordance with these details.
DEFA Forestry
Conditional No ObjectionAlthough I will not object to their removal, ensuring that there is adequate mitigation is important.
Conditions requested: request additional details of the trees to be replanted. The agent should clarify the exact planting positions, species and nursery specifications to be used, and the proposed timing of the planting.; The planting details should demonstrate a spacing/planting layout and species/cultivar choice which will aid the establishment of trees in this exposed location.
Environment Protection Unit
No Commenthave the contractors/developers designed a waste management strategy for the project
Castletown Town Commissioners
SupportThe Board of Castletown Town Commissioners support the proposal.
Conditions requested: We would request that clarification be provided by the applicant in this regard.
