Officer Report and Recommendation

Case Officer: Mr Steve Stanley Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

Introduction

1. This application seeks permission to alter and extend an existing sports clubhouse in Douglas.

The Site

1. The application site is the land associated with Douglas (IOM) RUFC, Peel Road, Douglas. The application relates to the existing clubhouse building which is located at the northern corner of the site. The land is made up of playing fields, access driveway, parking area and the clubhouse.

The Proposal

1. This application seeks approval for alterations and extensions to the existing clubhouse. There are existing storage containers in the northern-most corner of the site which would be removed as part of the proposed development.

1. The clubhouse would be extended by adding to its south east and south west elevations. The south east alterations would rationalise the existing flat roofed sections and would increase the storage capacity of the building and re-organise the facilities available for teams. The north west extension would provide a function room with bar and kitchen. This extension would have a pitched roof and would be set to be perpendicular to the existing building.

1. The application is accompanied by a Design Statement which describes how the development proposal has been reached. This concludes that:

"...the proposals have no negative impact on the neighbours or the overall area and, indeed, have a positive impact in terms of design and amenity. The refurbishment and extension of the Clubhouse will make a very positive contribution to a thriving sports club and will bring substantial benefits to the welfare facilities provided for members and users alike. With the addition of the integral storage area, the unsightly storage containers can be removed, thus also improving the environs of the Clubhouse".

Development Plan Policies

1. The application site is located within an area of Public Open Space by the Douglas Local Plan Order 1998. Within the Isle of Man Strategic Plan, the following paragraph is judged to be relevant:

Application No.:	12/00926/B
Applicant:	Douglas (IOM) RUFC
Proposal:	Alterations and extensions to Club House
Site Address:	Club House Peel Road Douglas Isle Of Man IM2 2RA

10.2 Sport and Recreation

"The Sport and Recreation Strategy 2002-2012 – "Planning for Sport" sets out a vision for the continued development and growth of sport on the Island and the benefits that this will bring. The Island is fortunate in that over the recent years a network of sporting facilities has been provided across the Island. The Sport and Recreation Strategy envisages improving on these both in terms of sport development and, as appropriate, new facilities."

PLANNING HISTORY

1. The following previous planning applications have been submitted in respect of this site:

92/00263/C - Use of rugby clubhouse as play group. Permitted. 96/00025/A - Approval in principle for extension to create an indoor shooting and archery range. Refused.

REPRESENTATIONS

1. The Highways Division of the Department of Infrastructure does not oppose this application stating that the application meets relevant highways policies and standards.

ASSESSMENT

1. The key issues to be assessed in the determination of this application are the impact of the development upon the surrounding area.

1. The existing building serves as an important facility of the site. This application would improve the facilities by enlarging them and allowing existing storage containers to be removed from the site. The building is set in an isolated position within a large area of Public Open Space. The proposed extensions and alterations are judged to be of a scale and design that would not adversely affect the surrounding area.

1. It is judged that the application is acceptable.

RECOMMENDATION

1. Permit.

PARTY STATUS

1. The Local Authority is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status.

1. The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 27.07.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 the alterations and extensions to Club House, Club House, Peel Road, Douglas as shown by 107/001, 107/002 and 107/003 all received 26th June 2012.

C 3. The external finishes of the extensions must match those of the existing building in all respects.

C 4. Within 1 month of the completion of the development hereby approved, the existing storage containers must be removed from the site.

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 : 30.7.12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : Samuel Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager