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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No. : Applicant: Proposal: 14/00216/C Foxdale AFC Use of site for camping fecilities for the duration of the TT fortnight Football Club Billy Goat Park Stoney Mountain Road Eairy Isle Of Man IM4 3HJ Site Address: Case Officer: Photo Taken : Site Visit: Expected Decision Level : Miss Melissa McKnight 12.03.2014 12.03.2014 Planning Committee Officer's Report THIS APPUCATION IS REFERRED TO THE PLANNING COMMITTEE AT THE REQUEST OF THE DEVELOPMENT CONTROL MANAGER 1.0 THE APPLICATION SITE The application site is Foxdale Football Club which is located on the northern side of Stoney Mountain Road in Foxdale. Currently on site is one football pitch, one clubhouse, two portable toilets and a large car park area. Immediately to the west of the site is a contractors yard, 1.1 2.0 THE PROPOSAL Proposed is the use of the pitch, clubhouse, car park and access as a camp site during the TT fortnight which is generally held in the last week of May and first week of June. The 2014 Isle of Man TT is being held between 24th May and 6th June. 2.1 K The camp site would be available for use on the day of the first practice (2th May 2014) and up to the day after the last race (6th June 2014). However, it is envisaged that the camp site will be erected three days before the first practice and would be taken down within three days after the event. 2,2 The site would have 100 tents with each tent accommodating 2 people. The tents come with two mattresses, two pillows, two chairs and two headlights and would be pre­ pitched. The tents will measure 2.2 x 2.6 metres and wilt be 1.7 metres in height. 2.3 The clubhouse will be available for use 24 hours a day for the entire TT duration. The site will also be manned 24 hours a day. There will be trained first aiders on the site along with trained fire extinguisher users. The site also has a defibrillator. 2.4 The layout would include a 6m access way around the tent layout which encompasses the entire football pitch. 2.5 3 April 2014 14/00216/C Page 1 of 6

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The camp site will be lit up using existing lighting on the clubhouse which is low level down facing lighting and will light up the football pitch and car park area only. The camp site will provide areas to sit but BBQ's and fires are not permitted. There will be no bands or music played and the TT radio will be played inside the clubhouse only. 2.6 2.7 There are also waste management procedures in place and bin locations have been shown on the submitted drawings, 2.8 3.0 PLANNING HISTORY 3.1 The application site has been the subject of six previous planning applications which have all been granted planning permission and have been listed below: PA 11/00870/B: Erection of a tractor shed with store room. PA 07/01924/B: Erection of permanent changing facilities. PA 01/01101/B: Erection of replacement clubhouse with bar, Foxdale AFC. PA 95/01359/B: Proposed clubhouse and temporary car parking facilities. PA 94/01642/B: Provision of temporary clubhouse and changing rooms for Foxdale F.C. PA 93/00615/B: Creation of football pitch with associated facilities. Colby AFC Football Ground was granted planning permission in 2014 under PA 14/00036/C for the temporary use of the south east pitch and dub facilities as a camp site for the practice and race periods of the TT and the Isle of Man Festival of Motorcycling Events. The permission granted allowed the use of the site as a campsite up until the end of Manx Grand Prix/Festival of Motorcycling 2017. 3.2 The Sports Track at the National Sports Centre was also been granted planning permission in 2014 for use as a temporary camp site on the grassed area within the athletics track and shared use of the adjacent facilities for 15 days each year (with additional 4 days for set up and taking down) in connection with the TT under PA 13/91360/C. A condition was added to the approval ensuring that the site shall would not be used for camping other than in connection with the annual TT event and shall not operate for more than 15 days in any calendar year with up to an additional four days for setting up and dismantling the camp site. 3.3 The playing fields at Ballakermeen High School was also granted planning permission in 2013 for the temporary change of use from school grounds to camping in connection with TT Races for the dates 28th May to 8th June 2014 under PA 13/91219/C. Again a condition was added to this approval permitting a temporary use only which shall not be carried out outside the dates of 28 May and 08 June 2014 inclusive. After the 08 June 2014 the approval shall expire. 3.4 4.0 PLANNING POLICY In terms of local plan policy, the application site is zoned in an area recognised as 'White Land' under the Area Plan for the South 2013. 4.1 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically relevant to the assessment of this planning application: 3 April 2014 14/00216/C Page 2 of 6

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General Policy 3 states; "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: a) essential housing for agricultural workers who have to live close to their place of work (Housing Policies 7, 8, 9 and 10) b) conversion of redundant rural buildings which are of architectural, historical, or social value and interest (Housing Policy 11) c) previously developed land which contains a significant amount of buildings where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environmental and where the development proposed would result in improvements to the landscape or wider environment d) the replacement of existing rural dwellings (Housing Policies 12, 13 and 14) e) location-dependant development in connection with the working of minerals or the provision of necessary services; f) building and engineering operations which are essential for the conduct of agriculture or forestry g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative and h) buildings or works required for interpretation of the countryside, its wildlife or heritage." Environment Policy 1 states; "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3,6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over­ riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." Business Policy 11 states: "Tourism development must be in accordance with the sustainable development objectives of this plan; policies and designations which seek to protect the countryside from development will be applied to tourist development with as much weight as they are to other types of development. Within the rural areas there may be situations where existing rural buildings would be used for tourist use and Environment Policy 16 sets out the circumstances where this may be permitted," 5.0 REPRESENTATIONS 5.1 Malew Parish Commissioners have no objection to the current planning application. The Department of Infrastructure Highways Division do not oppose the current planning application, 5.2 6,0 ASSESSMENT Given the location of the application site and nature of the proposal, there are two key issues to consider in the assessment of this current planning application; 1) whether the location is acceptable; and 2) the impact upon the residential amenity of The Paddocks. 6.1 6.2 ACCEPTABILITY OF THE PROPOSAL 6.2.1 The Isle of Man Strategic Plan 2007 contains no specific policies which relate to camp sites or the use of any other land for camping uses. It is therefore essential to have regard to the accessibility of the site and the visual impact of the proposed camp site. 3 April 2014 14/00216/C Page 3 of 6

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6.2.2 Foxdale FC is located along Stoney Mount Road which sits above the A24 East Foxdale Road; the main route through Foxdale, Foxdale is located west of the TT Course with the nearest part of the TT course, Crosby, 3 miles from the site. There are across the Isle of Man a number of locations that utilise land, playing fields as a camp site for the TT fortnight along with the Southern 100 and the Isle of Man Motorcycle Festival. The site is adequately accessed and is sited 48 metres off Stoney Mount Road. Therefore, in this instance the site accessibility is deemed acceptable for use as a temporary camp site for the TT fortnight. 6.2.3 The car park area measures 2450 square metres and is judged to be of adequate size to accommodate a large number of vehicles, the majority of which will be motorcycles. Given the existing car parking available, the parking demands of the proposed use and the short term period of proposed use it is considered that the car parking provision is acceptable. 6.2.4 As previously mentioned, Foxdale FC is located above Foxdale. On approach to the site, the football pitch is set below the existing hedge bank boundaries and is only partiaily visible from Stoney Mount Road. To the west of the site is a contractors yard and the remaining surrounding area is characterised by open countryside with sparsely placed dwellings. Although there would be some change in the appearance and character of the area, the impact of tents and associated infrastructure of the application site for a limited period is not concluded to be unduly harmful to the character and appearance of the surrounding area. The tents would be confined to the playing field, which is itself set below ground level and is partially screened. 6.3 IMPACT UPON RESIDENTIAL AMENITY 6.3.1 The Paddocks, a two storey detached dwelling, directly abuts the southern boundary of Foxdale Football Club. The dwelling is located 22 metres from the site. The proposed use of Foxdale Football Club has the potential to cause disturbance by a number of means. These include noise from campers and noise from vehicular movements to and from the site (including cars and bikes^ The noise levels will most likely be at their highest in the morning, as visitors leave the campsite, in the evening on their return and during the later hours as the camp site is being used for general uses such as showering, eating and socialising. 6.3.2 It is understood from the applicant that there would be no entertainment provided and the TT Radio will be played internally in the clubhouse only. In addition, BBQ's and fires are not permitted which will reduce the reason for large gatherings which will without doubt increase noise levels. 6.3,3 The clubhouse will be available 24/7 during the operation of the campsite and there will also be lighting from the clubhouse onto the car park and camping area. The lighting can be controlled through a condition which the applicant has been fully made aware of and is in agreement. As the campers are provided with a head torch, the use of lighting will not be required into the darker hours. There are street lights within the locality which are switched of at OliOOhrs, it is therefore felt that should the application be approved that this would be a justifiable time for the lighting on the clubhouse to be switched off also in order to protect the amenity of The Paddocks with regards to light pollution. he proposal is for the use of Foxdale Football Club as a campsite during this year's TT only. As Foxdale Football Club has never been used as a camp site before the actual impacts of the use cannot be accurately measured. If the use successfully operates without harmful impact on neighbouring properties and the surrounding area then the site may be used as a campsite for future events through future planning permissions. However, if there are significant negative impacts then the Planning Authority can choose not to grant further permissions. In this case, given the limitation on the number and location of tents, the applicant's commitment to management of the site, it is considered that a temporary owe- year permission is appropriate. 6. 3 April 2014 14/00216/C Page 4 of 6

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6.3.5 Within the application, the applicant has stated that nearby properties have been informed of the proposal and as such have no objection. 7,0 RECOMMENDATION 7.1 Although, there would be some disturbance within the locality through increased traffic movements and Overall it is concluded that the use of Foxdale Football Club as a temporary campsite for the 2014 TT fortnight which is being held between 24th May and 6th June 2014 Is acceptable and is recommended for approval. 8.0 PARTY STATUS The local authority, Malew Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4)(e), considered "interested persons" and as such should be afforded party status. 8.1 8,2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4)(d). Recommendation Recommended Decision: Permitted Date of Recommendation: 31.03,2014 Conditions and Notes for Approvai / Reasons and Notes for Refusai C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals Cl, The camp site may be available for use no earlier than the day before the first practice associated with the TT and up to the day after the last race and the camp site may be erected within three days before this and taken down within three days after this. C2. The development hereby permitted shall not be carried out except in full accordance with the Location Plan, Site Plan and Drg No.. FAFC/2014 received on 24th February 2014. C3. There shall be a maximum of 100 tents pitched within the site. There shall be no pitching of tents outside the area outlined with diagonal lines as shown on Drg No. FAFC/2014 received on 3 April 2014 14/00216/C Page 5 of 6

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24th February 2014. C4. The parking area, as shown on Drg No. FAFC/2014 received on 24th February 2014, shall not be used other than for the parking of vehicles in connection with the site and the camping use hereby approved. C 5. The site may be used in accordance with this approval up until the end of Manx Grand Prix/Festival of Motorcycling 2017. Any use of the site as hereby approved after that time must first be authorised by way of a further planning approval. C6. The existing lighting installed on the clubhouse may be illuminated only between 1600hrs and OlOOhrs on any day between the TT fortnight. I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority, : ... Decision Made: ... Cominniittee Meeting Date :.£dr..B.4^. Signed : Presenting Officer Further to the decision of the Committee an additionai report/condition reason is required, signing officer to delete as appropriate O (A)^yy}/lkA. ZtiAMAdA^ f Auji ^ o ^i/^okhOA ^ k> tut ^ ^ ^ 3 April 2014 14/00216/C Page 6 of 6