195674

==== PAGE 1 ====

                                      24/00386/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/00386/B Applicant : Department Of Education, Sport And Culture Proposal : Installation of three site cabins for use by FC IOM for Spectator Catering/Hospitality, St Johns Ambulance/Match day stewards and storage for match day equipment (retrospective) Site Address : Bowl Car Park Peel Road Douglas IM2 1AD

Planning Officer: Graham Northern Photo Taken : 01.05.2024 Site Visit : 01.05.2024 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 06.06.2024 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

This application has been recommended for approval for the following reason. The proposed cabins provide an improvement to the sporting and public facility. Further the proposal has no significant adverse impact upon public or private amenities and complies with General Policy 2 of the IOM Strategic Plan 2016 and Area Plan for the East 2020

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 18.04.2024

__

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE 1.1 The wider site represents the curtilage of the Bowl - King George V stadium which lies between the Ellan Vannin Gymnastics centre, The Milestone plumbers' and painters' and decorators' suppliers, the River Douglas and the car park off Pulrose Road. The site accommodates a sports stadium with some covered grandstand seating, uncovered concrete

==== PAGE 2 ====

                                      24/00386/B                                     Page  2  of  4

seating with a grassed sports pitch area in the centre. Pedestrian access is available from various points around the perimeter seated area and from within the covered grandstand.

1.2 The site represents part of the car park which supports the stadium. 1.3 The site is used as a football facility and accommodates the Isle of Man Football Association headquarters and is presently the home of St. Mary's Football Club. The existing facilities were developed in the 1930s on the site of a former landfill site.

2.0 THE PROPOSAL 2.1 The application seeks retrospective permission for 3 site cabins currently sites adjacent to the boundary of the Bowl within the car park. The cabins are to be leased by DESC to FC IOM for their use relating to match day activities.

Cabin A Serving refreshments on matchdays to spectators

Cabin B Split into 2 rooms; room 1 St Johns Ambulance, Room 2 Match day Stewards base Cabin C Storage space for match day equipment. Cabin A Use on matchdays plus other times. Cabins B &C Use all year round. 2.2 The season is typically from July until mid-May (including preseason friendlies and any potential play-off matches.

3.0 PLANNING HISTORY 3.1 Refurbishment and alteration of existing stadium to create an all seater venue with covered stand areas permitted under application reference 09/01792/B. 3.2 Security fencing and gates were proposed and permitted on review under PA 95/0162

4.0 PLANNING STATUS 4.1 The Area Plan for the East 2020 identifies the site as being within an area of Open Space Sports Pitches. The site is not within a Conservation Area.

4.2 The proposals are for ancillary facilitates in association with the sports use and relate to existing car park area not the sports pitch or open field, therefore it is considered the principle of the works do comply with land use zoning.

4.3 Accordingly General Policy 2 should be considered which 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: (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

==== PAGE 3 ====

                                      24/00386/B                                     Page  3  of  4

(n) is designed having due regard to best practice in reducing energy consumption.

4.4 Strategic Policy 5 - New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies.

4.5 Transport Policy 7 The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.

4.6 Recreation Policy 2 Development which would adversely affect, or result in the loss of Open Space or a recreational 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."

5.0 REPRESENTATIONS 5.1 Douglas Borough Council - No comments received as of 30.05.24 5.2 No other consultees or representations have been received as of 30.05.24

6.0 ASSESSMENT The effect of the proposal on the character and appearance of the area 6.1 The proposed buildings are in the form of site cabins with 2 measuring 20 ft. by 10 ft. and one 24ft by 10ft, located on existing hardstanding forming part of the car parking area to the stadium. The cabins are situated south of the Bowl and to the north of the car park in a central position.

6.2 The new buildings are functional and simply to improve facilities offered. The impact of the new buildings would not be appreciably different to the existing stadium due to the discernible scale difference and, overall, it is felt that the character and appearance of the area would be preserved.

The effect on neighbour amenity 6.3 The site location is well within the confines of the site and the scale of the cabins at single storey flat roof box shape means they are not of a scale to have any significant impact to neighbouring properties outside of the site confines. It is therefore concluded that the proposal raises no new issues of impact on neighbour amenity.

Flood Risk 6.4 The site to which the application refers to sits within an area designated as 'High Risk Flood Zones (River) on the DOI Flood Risk Viewer map. 6.5 Since the December 2015 floods, DOI undertook a major infrastructure project to alter Pulrose Bridge and raise the road. This project was completed in April 2022. 6.6 The cabin door thresholds are raised 160mm off the ground. The cabins are not for living accommodation and there won't be any persons living or sleeping within them. 6.7 The applicant has also stated that should any flood damage occur they accept full responsibility. 6.8 Given the cabins are sited on existing hard surfacing they are not considered to increase flood risk and are as such considered acceptable in this regard.

7.0 CONCLUSION 7.1 The proposed cabins are situated in the backdrop of the The Bowl and of a single storey scale and will provide community benefit in terms of ancillary facilities for sport and an

==== PAGE 4 ====

                                      24/00386/B                                     Page  4  of  4

improvement to the public facility. Further the proposal has no significant adverse impact upon public or private amenities and complies with General Policy 2 of the IOM Strategic Plan 2016 and Area Plan for the East 2020 and is recommended for an approval.

8.0 INTEREST PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land which the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status. __

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Date: 13.06.2024

Determining officer

Signed : J SINGLETON

Jason Singleton

Principal Planner

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/ customers and archive records.