Planning Officer Report

Case Officer: Miss Melissa McKnight Photo Taken: 27.03.2013 Site Visit: 27.03.2013 Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The site represents part the curtilage of Ramsey Rugby Club playing fields sited on the western side of Mooragh Promenade, Ramsey.
2. The site is used as a rugby pitch which is located 30+ metres east of Mooragh Park and approximately 110 metres north from the Ramsey Park Hotel.

The Proposal

1. The application seeks approval for the erection of four floodlights along the northeast edge of the existing rugby pitch. Each would have a height of 15 metres (lower than the rugby posts).
2. Two of the floodlights will be on the promenade side of the rugby pitch and the other two on the park side, all, 22.3 metres in from either end. The floodlights would have a maximum height of 15 metres and would have four flood lights installed at the top of the mast.
3. The applicant's agent has indicated that the lights would not be operated between April and September with the proposed floodlights being operated on Tuesday and Thursday evenings in October to March between 1830 hrs and 2030hrs. The times of the lighting may in the future be extended to operating on additional days for junior training but at the same times, 1830 hrs – 2030hrs. In addition, the proposed floodlights may have to be used for later games on a Saturday which could be from 1600hrs to 1900hrs. Further to this, the application site may be used for school matches which would entail the operation of the floodlighting on a weekday between 1600hrs – 1900hrs also.

Planning History

1. The application site has been the subject of eight previous planning applications with the most recent planning application granted planning approval in 2011 for the resurfacing of road and construction of 48 car parking spaces and associated landscaping on the western edge of the application site under PA 11/00761/B. Prior to this application, permission was granted in 2008 under PA 08/01414/B for the extension of the existing storage

Application No.:	13/00317/B
Applicant:	Ramsey Rugby Club
Proposal:	Installation of floodlighting
Site Address:	Ramsey Rugby Club Mooragh Promenade Ramsey Isle Of Man

compound. The six previous planning applications are dated from 1990 to 2005 and not considered relevant to the assessment of this current planning application.

Planning Policy

1. In terms of local plan policy, the application site is within an area designated as an area of Public Open Space under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998 Map No. 1 (North). There are no policies within Planning Circular 2/99, the written statement accompanies the Local Plan, considered specifically relevant to the assessment of this current planning application.
2. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically relevant to the assessment of this current planning application:

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:

• (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."

Representations

1. At the time of writing there have been no written representations made regarding the current planning application.

Assessment

1. The main issue to consider is what potential impact the proposal would have upon the visual amenities of the area, namely by the flood lighting of the pitch.
2. It is perhaps reasonable to first put the site into context regarding existing buildings and structures in the vicinity of the area which may reduce the impact of the proposals. Directly to the south of the site is Ramsey Park Hotel, a four storey hotel and restaurant with an associated car parking facility which has substantial external lighting as well as to the

building. Beyond to the south is the Admirals Court apartment building and a handful of detached dwellings which are sited 190+ metres from the nearest proposed floodlight.

1. To the north of the site is a skate park and BMX track. The skate park also has floodlighting which was approved under PA 05/01404/REM which comprised the creation of the skate park. The associated flood lighting to the skate park is conditioned ensuring that the floodlighting is not illuminated before 0900 hrs or after 2200 hrs on any day. Further north are two semi detached dwellings which are located a substantial 300+ metres from the nearest floodlight and as such are not considered to be affected by the proposal.
2. To the west of the application site is Mooragh Park and associated lake. Mooragh Park is also well lit into the evenings particularly the tennis courts. In 2011 an application was submitting that sought approval for the installation of a flood lighting system under PA 11/01069/B. This planning application was approved subject to the floodlights not being illuminated before 0730 hrs and after 2230 hrs on any day. Beyond Mooragh Park to the west is Windsor Mount which is located over 300 metres from the application site that overlooks the application site given the topography of the area. The distance of Windsor Mount from the application site and the significant level of screening present, the proposed lighting is not deemed to impact upon the residential amenity of the local residents of Windsor Mount. In addition to this, one must disregard the fact that Windsor Mount to have street lighting which is switched off at late hours in the evening. To the north west of the application site is the southern west part of Grove Mount which would located approximately 150+ metres from the nearest floodlight. Again given the significant screening and distance, the proposal is not judged to have an adverse impact on the local residents of the properties of this section of Grove Mount.
3. Given the existing lighting within the immediate locality, the proposed floodlights for Ramsey Rugby Club are not considered to appear as an isolated source of lighting in the area but will appear as an additional source of light in the area.
4. In conclusion which appropriate worded condition restricting the hours of operation of the floodlights; it is considered the proposal would be an appropriate form of development on this site and would allow and encourage use of the site providing sporting and additional community facilities.

Recommendation

1. Overall it is concluded that the current planning applications accords with General Policy 2 of the Isle of Man Strategic Plan 2007.
2. It is recommended that the planning application be permitted.

Party Status

1. The local authority, Ramsey Town Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of 15.04.2013

Recommendation:

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 0 : 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 for the installation of floodlighting relates to drawing titled SITE PLAN, 22Lux FLOODLIGHTING, FULL PITCH 200 LUX 4 MASTS, Drg. No. HL250D15/4/AL5760, A4 document outlining information on sports floodlighting, A4 document detailing the Technical Report and A4 document outlining Guidance Notes for the Reduction of Obtrusive Light all date stamped 14th March 2013.

C 3. The associated lighting may only be illuminated between 1600 hrs and 2100 hrs in any one day and may not be illuminated between 1st April and 30th September in any year.

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 : Determining officer (delete as appropriate) Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control

Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager