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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/00560/B Applicant : Michael Commissioners Proposal : Replacement playground equipment Site Address : Crowes Field Recreation Ground Main Road Kirk Michael IM6 1HG

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

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 28.06.2024 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. 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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The proposed replacement play equipment provides an improvement to the open space. Further the proposal has no significant adverse impact upon public or private amenity and complies with General Policy 2 of the IOM Strategic Plan 2016.

Plans/Drawings/Information;

This approval relates to the following drawings: Drawing 05 Location Site Plan and Detail Received 15.05.24 Replacement Equipment Detail Received 15.05.24 __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE APPLICATION SITE

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1.1 The application site is a large area of existing public open space which sits on the eastern side of Main Road, Kirk Michael. The site, which sits to the rear of Ebeneezer Chapel is accessed through a gate of the main highway adjacent to the bus stop and down a small gravelled track. The area is currently utilised as a recreational playground area and is predominantly lawned with small areas of protective matting surrounding a number of children's play equipment and a number of picnic benches.

1.2 The site is bounded by a mix of tree's, sod banks and hedging. To the south of the site are the rear gardens of Mull View, to the north the rear garden of Slieau Dhoo and to the east an area of agricultural land.

2.0 THE PROPOSAL

2.1 The current planning application seeks approval for the replacement of the existing monkey bars which are showing signs of damage with a climbing frame which incorporates some similar bars. The frame is a cube shape of 2.4 metres length width and height, but open in design.

3.0 PLANNING HISTORY

3.1 There have been a number of applications which include the site, the most relevant in the assessment of the current application is 17/00135/B for the installation of new play equipment which was approved in 2017.

4.0 PLANNING POLICY

4.1 The application site is zoned as Public Open Space on the Kirk Michael Plan 1994. As previously mentioned, the application site also lies within the Kirk Michael Conservation Area.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains three policies that are considered specifically material to the assessment of this current planning application:

4.3 General Policy 2 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:

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; 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; m) takes account of community and personal safety and security in the design of buildings and the spaces around them."

4.4 Environmental Policy 35 states:

"Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special

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features contributing to the character and quality are protected against inappropriate development." 4.5 Recreation Policy 2 states 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 The Department of Infrastructure have indicated that there is no highways interest in the current planning application (24/05/2024).

5.2 No other comments have been received at the time of writing the report.

6.0 ASSESSMENT

6.1 Public open spaces offer a visual and spiritual relief from the developed urban areas on the Island and often provide recreational enjoyment in respect of various active and some less active forms of sporting activity. In this instance the site offers a selection of various play equipment and resting benches for use and enjoyment by all. It is also been considered that open spaces provide a means of improving the health and fitness of the Island's population.

6.2 Over recent years it has been argued that access to large gardens and transport reduces the importance of the children's playing space standard in certain areas. Gardens of private dwellings need to be of a sufficient size to accommodate the day to day needs of very young children; however, as children grow older, the role of the private garden, irrespective of its size becomes less important as play space. It has been considered that children need access to play areas, where they can meet others of their own age and learn the important art of socialisation, which private gardens do not facilitate.

6.3 In terms of assessing the application before us, ultimately what is proposed is the replacement of an existing piece of equipment with a new piece of play equipment in to an existing open space play area. The installation of such equipment will help to improve the current facilities and update the equipment for the benefit of its users. It is not expected that its installation will generate any impacts on the amenities of the neighbours above what is already in existence and that the character of the Conservation Area will remain undisturbed.

6.4 One area which may cause concern is whether the proposal would give rise to anti- social behaviour in the evenings should the new equipment bring older youths to the area. Given that no objections have been received from local residents from this new submission, it is reasonable to consider that other play equipment on the site has not resulted in anti-social behaviour and therefore the new equipment should hopefully not also. Overall, the proposals would also not result in any significant impacts upon residential amenities of nearby properties.

6.5 Given the central location of the play area within Kirk Michael it is expected that any of its users will be accessing the area on foot. There is a large community car park on the adjacent side of the road which is utilised by most people visiting the area. Although it is presumed that the majority of the users will be residents in the local area. It is not expected that the proposal will impact the local highway or impede on highway safety.

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6.6 Overall the proposal is a welcomed improvement to the existing playground and to Kirk Michael.

7.0 RECOMMENDATION

7.1 The application is in accordance to the standards as set out in General Policy 2, Recreation policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 and is recommended for 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: 03.07.2024

Determining officer Signed : C BALMER

Chris Balmer

Principal Planner

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