DEC Decision Notice

Mr K Graham 21 Alberta Drive Onchan Isle Of Man IM3 1LT

Town and Country Planning Act 1999

The Town and Country Planning (Development Procedure) Order 2005

In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by Pulrose A.F.C, Ref 13/00510/B, for the erection of a replacement club house at Pulrose United A.F.C Club House Springfield Road Douglas Isle Of Man IM2 1AX subject to compliance with the following condition(s):

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

1. The development hereby permitted shall not be carried out except in full accordance with the following plans and documents: location and site plan, and Drawing Numbers 01 and 02 received on 29 April 2013; and details of interlocking tiles and render finish received on 23 May 2013.

1. The building hereby approved shall not be used other than for sport and leisure purposes in connection with the adjacent playing fields, or such other use/s which shall first have been agreed in writing by the Planning Authority.

Date of Issue: 12th June 2013

M Kallyher

Director of Planning and Building Control

Guidance Note

This decision was made by a Senior Planning Officer in accordance with the authority delegated to them. This permission refers only to that required under the Town and Country Planning (Development Procedure) Order 2005. Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.

An appeal form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website www.gov.im/transport/planning/plan/applications/decision.xml

Please note that a copy of the Officer's report which led to the decision, together with correspondence relative to the application, are available for inspection at the Department.

The proposed development must not be commenced until either;

• The time for requesting an appeal has expired; or
• Any appeal has been determined;

Whichever is the later.

If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department's public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House.

Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice.

Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF Tel (01624 685950) email; [email protected]

13/00510/B

Application No.:	13/00510/B
Applicant:	Pulrose A.F.C
Proposal:	Erection of a replacement club house
Site Address:	Pulrose United A.F.C Club House
	Springfield Road
	Douglas
	Isle Of Man
	IM2 1AX

Officer's Report

The Application Site

1. The application site is located to the south east corner of the playing fields on Springfield Road, Douglas. It comprises part of the playing field and a clubhouse. The clubhouse was erected about 20 years ago and is clad in timber panels with a felt roof. It is single storey and measures 18.8 metres long, by 7.8 metres wide, and is 3.6 metres high.

1. Springfield Road is located just to the east. Behind the clubhouse is a hard standing area used for parking. This area forms part of the development proposals for the erection of 38 sheltered housing apartments which are currently under construction to the west.

The Proposal

1. The application seeks planning permission for a replacement clubhouse. Its size and form would be similar to the existing building although it would be slightly larger. Its dimensions would be 19.4 metres long, by 8.4 metres wide and 5.2 metres high. Its roof pitch would be steeper and therefore higher than the existing building. The new clubhouse would be finished in dash render and concrete interlocking tiles. Its internal layout would be very similar to the existing, consisting of four changing rooms (two home and two away), two referee's changing rooms, male and female toilets and a large club room area.

1. The agent gives the following background to the application:

'The existing timber building was erected about thirty years ago [officer comment: the planning history suggests it was closer to 20 years ago]. Parts of the structure are beginning to shows signs of rot, with plywood panels being fastened over the worst affected areas. The building is very cold in Winter, when it is used the most, and it is felt that the existing structure is generally unsuitable, with visiting football teams making embarrassing comments regarding the dated and shabby condition of the facilities generally.

The building is presently owned by Douglas Corporation and, when Pulrose AFC approached the Corporation regarding refurbishing or replacing the clubhouse, the Corporation told them that sufficient funds were not available at this time. It was agreed, though, that, subject to a planning submission being successful and Pulrose AFC funding the construction of a new

Case Officer :	Mr Edward Baker
Photo Taken :
Site Visit :	15.05.2013
Expected Decision Level :	Officer Delegation

building themselves, Douglas Corporation would grant Pulrose AFC a ninety nine year lease for the site.'

PLANNING HISTORY

1. 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.
2. 10/01143/B - permission granted in 2011 for siting of a temporary mobile unit to provide changing facilities.
3. 10/00480/A - permission granted in 2010 for approval in principle for a phased redevelopment of part of the Upper Pulrose Estate comprising 42 apartments, 42 dwelling houses, 35 sheltered apartments and a Police Office (discharging siting and means of access for all phases and discharging all reserved matters for Phase 8 only).
4. 90/01988/B - permission granted for construction of changing accommodation.
5. 90/01372/A - approval in principle granted for construction of changing accommodation.

PLANNING POLICY

1. The Douglas Local Plan 1998 identifies the site as being partly within an Area of Open Space and Woodland (the playing field part of the site), and partly within a predominantly residential area (the actual clubhouse). Since the application relates to the replacement of the clubhouse, strictly speaking the proposal is not in accordance with the zoning of the site. General Policy 2 of the Isle of Man Strategic Plan 2007 does not therefore apply. General Policy 3 is not considered to apply either because whilst the proposal is contrary to the zoning of the site, the land is itself still zoned albeit for a different purpose - General Policy 3 is considered to apply to un-zoned land only. It is not considered necessary to refer the application to the committee under Part 1 'Functions delegated to the Director of Planning and Building Control', because the application is not considered 'directly contrary to the provisions of the Development Plan (Part 1 (d)).
2. The following policies in the Isle of Man Strategic Plan 2007 are considered relevant.

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.'

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

REPRESENTATIONS

1. Douglas Borough Council - no response to date.
2. Highways Division - no objection.
3. Isle of Man Water \& Sewerage Authority - no objection, subject to the following conditions:

• The building must be connected to the public sewer in a manner acceptable to the Authority. All drainage works must conform to the requirements of the "Manx Sewers for Adoption
• There must be no discharge of surface water from the building to any foul drainage system, so as to comply with the Sewerage Act 1999.

A communication fee will be payable to the Authority for connection or re-connection to the public drainage system.

Assessment

The effect of the proposal on the character and appearance of the area

1. The proposed building is similar in form to the original clubhouse although it would be a little larger and taller. The new building would be constructed from different materials to the existing with dash rendered walls and dark grey inter-locking tiles to the roof, but it is felt that these finishes would be in keeping with the area. The new building would arguable be a visual improvement over the existing, although there is a certain charm about the modest appearance of the original clubhouse. The impact of the new building would not be appreciably different to the existing clubhouse and, overall, it is felt that the character and appearance of the area would be preserved.

The effect on neighbour amenity

1. 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. The agent has confirmed that the new clubhouse is not intended to be rented out or to be used other than for sport and the social events that are held at present. The layout of the new building is almost identical to the existing. There was a condition on the permission for the original building limiting the use to that described in the approved plans and application (i.e. as a clubhouse with changing rooms, toilets and ancillary space). Given that the new building is intended for the same use as the existing and that it is not significantly bigger than the original, the impact on nearby neighbours should not be significantly different to the existing building. It is therefore concluded that the proposal raises no new issues of impact on neighbour amenity.

Access and parking

1. There is a question over where users of the new clubhouse will park. It appears that there is a parking area at present to the rear of the existing building. However, this is not within the application site and it also forms part of the open space, landscaping and emergency access for the residential development currently under construction next door to the site. With regard to parking, the agent confirms that the '...hard standing to the rear of the building is not for the exclusive use of the football club. The majority of the people who play for Pulrose AFC, and spectators, live within walking distance of the football pitch. It is normally visiting teams and spectators who require car parking and they generally park alongside SpringfieldRoad 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.'
2. The proposal should not cause parking or access issues over and above the existing situation. The Highways Division raises no objections to the application and it is considered that the access and parking arrangements are considered acceptable.

Drainage

1. The comments made by the Isle of Man Water & Sewerage Authority are not considered directly relevant, particularly since the application does not propose to change the existing method of drainage. However, the Authority's comments should be passed onto the applicant by way of an informative as they will need to ensure compliance with the Sewerage Act 1999.

RECOMMENDATION

1. It is recommended that the planning application is approved with conditions.

PARTY STATUS

1. The Local Authority, Douglas Borough Council, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status.

1. The Highways Division is part of the Department of Infrastructure and is therefore not an Interested Party.

1. It is considered that the issues raised by the Isle of Man Water & Sewerage Authority are not directly relevant. It is therefore recommended that the Authority is not given Interested Party status.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 05.06.2013 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : 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. The development hereby permitted shall not be carried out except in full accordance with the following plans and documents: location and site plan, and Drawing Numbers 01 and 02 received on 29 April 2013; and details of interlocking tiles and render finish received on 23 May 2013.

C 3.

The building hereby approved shall not be used other than for sport and leisure purposes in connection with the adjacent playing fields, or such other use/s which shall first have been agreed in writing by the Planning Authority.

N 1.

The applicant is referred to the comments and recommendations of the Isle of Man Water Sewerage Authority, as set out in its letter of 29 May 2013 to the Planning Authority, in order to ensure compliance with other non-planning legislation, including the Sewerage Act 1999.

Removal as per my discussion with Sarah Corlett - 12/6/13

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: 11/6/13

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

PA13/00510/B Pulrose A.F.C Erection of a replacement club house, Pulrose United A.F.C Club House Springfield Road Douglas Isle Of Man IM2 1AX Planning Officer:

Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 02.05.2013, includes;

Dev Control Polygons: Reference Number: 10/01143/B Status: Permitted Proposal: Siting of a temporary mobile unit to provide changing facilities Reference Number: 13/00510/B Status: Pending Consideration Proposal: Erection of a replacement club house Reference Number: 90/01988/B Status: Permitted Proposal: Construction of changing accommodation, playing fields off Springfield Road, Douglas. Reference Number: 90/01372/A Status: Permitted Proposal: Approval in principle for construction of changing accommodation, playing fields off Springfield Road, Douglas.

Site Note

• NOV significantly larger than existing.
• Ordinary but acceptable larger.
• Wimming benefits - Snurryric Klan porous?
• get view from EHOs.
• Much history of adjacent land - new homes being built next to site. - dead, the layout.
• Pouring the hardstanding area?

Ed 15/8/13