Officer Report

Application No.: 25/90584/B Applicant: Douglas City Council Proposal: Variation of condition 1 of PA 22/01058/B for continued use of temporary changing facilities for a further limited period of 36 months. Site Address: Changing Facilities Springfield Road Douglas Isle Of Man IM2 1ER Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 08.07.2025 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The changing facility, toilets and storage shed buildings hereby approved shall be for a limited period of 36 months from the date of this approval and on (or before) the expiry of this approval the changing facility, toilets and storage shed building shall be removed from site and the site restored to its former state (i.e. grass).

This application has been recommended for approval for the following reason.

Since the initial approval there have been no material planning changes which have arisen which would result in the Department from considering the application in a different light. The Area Plan for the East 2020 still supports the development on the site and the Isle of Man Strategic Plan 2016 has not been superseded and therefore continue to comprise the Development Plan. The policies contained therein have not been the subject of appeal decisions or decisions related to planning applications that indicate a different approach to those policies should be taken.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 09.06.2025.

_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection Local Authority - No Objection/no comments received

Officer’s Report

1.0 APPLICATION SITE - 1.1 The application site is located to the southern boundary of the playing fields on Springfield Road, Douglas. It comprises part of the playing field. - 1.2 To the east of the site was the position of the last clubhouse which was constructed about 20+ years ago and was clad in timber panels with a felt roof. It was a single storey and measures 18.8 metres long, by 7.8 metres wide, and is 3.6 metres high. This had been condemned by Douglas Borough Council due to its poor condition.

2.0 THE PROPOSAL - 2.1 The application seeks planning permission for the Variation of condition 1 of PA 22/01058/B for continued use of temporary changing facilities for a further limited period of 36 months. The proposal is made up of a portacabin (12m x 3.7m) building and provides 3 changing rooms, a welfare room and ramps leading up to the entrances of the cabin. To the western gable of the cabin a metal storage shed (3m x 2.1m) is also proposed and two portaloos (1.1m x 1.1m). - 2.2 The applicants have indicated that; "The Council is seeking to retain the temporary changing facilities at the Spring Valley sports fields, originally approved under planning application 22/01058/B, for a further limited period of 36 months. This extension is essential to maintain support for the continued use of the fields by three local football clubs while plans for a permanent replacement facility are being developed.

Pulrose United and Douglas Athletic, two of the clubs currently using the site, are in the process of forming a limited company. The purpose of this new entity will be to lease the Spring Valley sports fields from the Council and oversee the development of a permanent changing facility in line with the proposals set out in planning application 22/01456/B.

Once the lease agreements have been finalised, the newly formed company will begin updating the design and development plans for the new facility. It will also seek to secure external grants and other funding to support the construction project.

Upon completion and commissioning of the new permanent building, all temporary changing structures will be removed from the site. The affected area will then be reinstated to grass, restoring the land to its original layout and ensuring continuity with the existing use of the sports fields."

3.0 PLANNING HISTORY - 3.1 Erection of replacement temporary changing facility, toilets and storage shed (Part retrospective) - 22/01058/B - Approved subject to the following condition; "C 1. The changing facility, toilets and storage shed buildings hereby approved shall be for a limited period of 36 months from the date of this approval and on (or before) the expiry of this approval the changing facility, toilets and storage shed building shall be removed form site and the site restored to its former state (i.e. grass).

Reason: The development has only been found to be acceptable on a short term basis because it meets a specific need."

3.2 Erection of a replacement building to provide changing facilities - 18/00732/B APPROVED (expired 18.09.2022). - 3.3 Erection of a replacement club house - 13/00510/B - APPROVED

3.4 Siting of a temporary mobile unit to provide changing facilities - 10/01143/B APPROVED - 3.5 Construction of changing accommodation - 90/01988/B - APPROVED - 3.6 Approval in principle for construction of changing accommodation - 90/01372/A APPROVED - 3.7 12/00664/B - permission granted in October 2012 for construction of 38 sheltered housing apartments and ancillary accommodation, parking and public open space. The open space and emergency access is where the existing car park is located.

4.0 PLANNING POLICY - 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 Since the application relates to the loss of "Open Space" given its footprint and associated building would be installed on this land, it could be argued that the proposal is not in accordance with the zoning of the site. However, the proposals would be used in association with the "Sports Fields" and are a requirement for such facilities, 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
• (n) is designed having due regard to best practice in reducing energy consumption."

4.5 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.' - 4.6 Transport Policy 7 - 'The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.'

4.7 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 have no objection (23.06.2025).

6.0 ASSESSMENT - 6.1 The principal issue in the assessment of this application is whether there have been any material planning matters (e.g. policy changes / land used designations / Local Plan adoption / new or altered legislation, and so forth) that have changed since the approval of the last application. - 6.2 Since the initial approval, the Area Plan for the East 2020 is still in force and the Isle of Man Strategic Plan 2016 has not been superseded and therefore both continue to comprise the Development Plan. The policies contained therein have not been the subject of appeal decisions or decisions related to planning applications that indicate a different approach to those policies should be taken. No new legislation has been brought into force and no objections have been received. - 6.3 For information the following report is the Officers report for the previous application 22/01058/B; "The effect of the proposal on the character and appearance of the area

6.1 The proposed building is not attractive or in keeping with the surrounding area. However, it would appear that without the facilities then there would likely be disruption for the users of the facilities, namely IOM football clubs who use the sport pitches. The proposal is a temporary solution and the applicants should be under no illusion that the Department is likely to support future applications for this type of building on this site. A number of permissions have been granted, the last in 2018 where it was identified the existing changing rooms was in poor condition and needed replacing. There is no current extant approvals on the site so any new changing rooms will need approval. However, it is considered 3 years to be a reasonable period for approval to be granted and for the new changing rooms to be constructed. - 6.2 Accordingly, while the proposal will have an adverse visual impact to the visual amenities of the site and area. The effect on neighbour amenity - 6.3 The site is situated on the edge of a built up residential area and use of the building has the potential to give rise to noise and conflict with residential neighbours. However, the new changing rooms are small (smaller than existing) and the likely impact is likely to be similar to the previous changing room use near the site to the east. It is therefore concluded that the proposal raises no new issues of impact on neighbour amenity. Access and parking - 6.4 There is limited parking available on site and this was the case for the last approved application 13/00510/B and 18/00732/B. Until the re-development of the housing in the area, there was a greater area of hardstanding for parking to the south-east of the site; however, the majority of this area was lost to provide open space and emergency access. Accordingly, as accepted under the last approved application, it is understood that the majority of the people who play for Pulrose AFC, and spectators, live within walking distance of the football

• pitch. Further the applicants have also previously commented that it is normally visiting teams and spectators who require car parking and they generally park alongside Springfield Road as there are no yellow lines restricting parking in the area. It should also be noted that this only occurs when football matches are actually being played, usually for a couple of hours on a Saturday afternoon or Sunday morning, during the football season.
• 6.5 As indicated previously, the amount of changing rooms proposed is not increasing and therefore the same number of teams who would use the changing rooms would remain as is. Accordingly, given there is no increase in traffic generation it is again considered the proposal should not cause parking or access issues over and above the existing situation."

7.0 CONCLUSION - 7.1 Since the initial approval there have been no material planning changes which have arisen which would result in the Department from considering the application in a different light. The Area Plan for the East 2020 still supports the development on the site and the Isle of Man Strategic Plan 2016 has not been superseded and therefore continue to comprise the Development Plan. The policies contained therein have not been the subject of appeal decisions or decisions related to planning applications that indicate a different approach to those policies should be taken. - 7.2 The only change is the needs of the applicants who have indicated the reasons for the delay in commencing the development of the permanent building, which are considered acceptable. - 7.3 The permanent building approved under a separate application PA 22/01456/B (approve don 18.01.2023) expires on the 18.01.2027.

7.3 It is recommended that planning permission be approved. - 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 8.2 Article A10 sets out that the right to appeal is available to:

• applicant (in all cases);

• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.

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 and/or rights to appeal.

Decision Made : Permitted Date: 09.07.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

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