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Our Ref: TPW/MPC/WD 6
22nd April, 2015.
The Secretary, Planning Committee, Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man. IM1 2SF
Dear Madam,
Approval in Principle - Community Sports Hall, Ramsey.
I am instructed by the Ramsey Town Commissioners to submit the enclosed application for approval in principle to the development of a community sports hall at land on the Mooragh Estate, Mooragh Promenade, Ramsey.
Introduction
The Isle of Man Sport & Recreation Strategy 2002-2012 written by Torkildsen Barclay on behalf of the (then) Department of Tourism and Leisure and Isle of Man Sports Council set out a vision for the continued development and growth of sport on the Island over a ten year period, and the benefits that this would bring - not only to the sporting community, but to the education of young people, the health of local communities and the economy of the Island.
The Strategy included a policy to “provide a comprehensive framework of local community sporting facilities across the Island” within which there was an undertaking to provide a Regional facilities structure that includes the following minimum level of provision for a range of mainstream sports in each of the Island’s four towns, and that any shortfalls in this standard e.g. a swimming pool in Peel are addressed as a short term priority:
The Secretary, Planning Committee. 22nd April, 2015. 1/...
Timescale: Meet identified deficiencies by 2012
It was envisaged that this ‘standard’ level of facility provision would continue to be supplemented by local authority, voluntary and private sports facilities in the smaller population centres and rural areas, as needs dictate. The structure would provide opportunities for a range of club and ‘casual’ indoor and outdoor recreation to all Islanders within a maximum one way 15 minute drive time.
Whilst considerable work has been undertaken to achieve these targets the only major recommendation that has not been achieved by Isle of Man Sport is the provision of low cost sports halls in the regions outside of Douglas.
The Isle of Man Strategy for Sport 2014 – 2024 further outlines IOM Governments vision to enhance and enrich people’s lives through regular and sustainable participation in sport and physical activity. In particular it demonstrates how participation in sports contributes to the lives of those people who live on the Isle of Man and has positive impacts across the delivery of a wide range of Government services.
The Strategy includes the objective to maintain develop and improve facilities including the need for additional sport and recreational facilities in areas of the Island where demand requires them; to assist local sports associations to develop their own facilities, wherever possible; to identify and remove barriers to improve access to facilities where there is greater capacity for community usage; and to work in partnership with other agencies to ensure the planning and design of new facilities meets the needs of the community for sport, leisure and recreation.
The Commission remains satisfied that there is sufficient justification to support proposals for a new indoor community sports facility of the nature proposed within Ramsey and notes that the previous application, whilst receiving objections related directly to its impact on the view from Mooragh Promenade, received no objections to the principle of providing such a facility in Ramsey.
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This application follows consideration of the Planning Committees earlier decision in relation to PA 14/01115/A which sought to locate the proposed facility on land between the existing Ramsey RUFC Clubhouse and the Mooragh Promenade. The Planning Committee determined that the application, which indicated a sports facility with a maximum roof ridge height of 16.5 metres, should be refused for the following reason:
Note: If the building were smaller, this may result in other sites which have been discounted by the applicant as being inappropriate, potentially being suitable and any further proposal for a smaller building should re-consider the alternative sites on this basis.
The proposal has been reconsidered and it is felt that the height of the proposed structure could be significantly reduced by using design solutions other than a traditional pitched roof. In relation to the building footprint however this is very much dictated by the proposed sports use and it was considered that a smaller footprint should not be considered at this time as, subject to funding, a larger sports hall floor size would be more flexible and of greater benefit to the community. As a consequence it is still considered appropriate to seek to develop a 42m x 25m indoor sports court facility, with run-offs, and subject to availability of funding reducing that size if necessary.
A number of sites within the Town which would be able, and most importantly available, to accommodate a new structure had previously been considered and a review of those sites, identifying changes in circumstance, and having regard to the comments of the Planning Committee on the initial application, has been undertaken. A copy of the location plan and assessment matrix and within which sixteen potential sites for the proposed community sports hall are considered is appended hereto.
From this assessment the Commission remains of the view that the Mooragh Estate presents the most appropriate location for the proposed new facilities due to the established existing wide range of sports and recreation uses, the availability of existing parking, and the public ownership of land. In particular the availability of existing parking facilities, both on and off road, reduces the overall site footprint requirement by removing the need to provide associated car parking.
The Mooragh estate is designated within the Ramsey Local Plan as Public Open Space, however earlier discussion with the planning officer indicate that planning consent could be obtained so long as no more than 5% of the overall area so designated was be developed. It is understood that this principle was previously accepted in relation to the development of the Ramsey RUFC Community Pavilion, and that the definition of open space contained the Isle of Man Strategic Plan Appendix 1 is “any land, whether enclosed or not, on which there are no buildings or on which not more than 5% is covered with buildings.”
The three sites identified within the area of Mooragh Estate have been reconsidered, the initial proposed site is not favoured due to its close proximity to the Mooragh Promenade and earlier refusal at planning; the site adjacent to the Mooragh Brooghs is considered to be inappropriate due to the proximity of the mains sewer and the costs associated with any engineered solution to the development cutting into the Brooghs – even in the event that a planning application for such was successful. The third location identified, to which this application relates, is the area of land between the Ramsey Park Hotel and the existing rugby pitch.
The application does not seek to establish the external appearance of any building, and it is expected that, subject to approval in principle being granted, external scale, design and finishes would be the subject of a subsequent application for detailed approval. This approval in principle application only asks for siting to be determined at this stage. The application seeks approval in principle to the development of a community indoor sports facility to be located on land between the Ramsey Park Hotel and the existing rugby pitch, and seeks to address the concerns raised in response to the earlier application.
The site is closer to the existing built environment, the Ramsey Park Hotel and the Manor House Site (the area between the existing new hotel and the Mooragh Promenade) which is zoned for future development and upon which previous planning consents have been given for development on the frontage to the Mooragh Promenade (PA 07/01790/B Demolition of existing two bungalows and development of site to provide a hotel with function and conference facilities, and 96 residential apartments – permitted November 2008) to the height of the existing Premier Court property on the junction of Premier Road.
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The relationship of the site to the existing hotel will remove the remote aspect of the development and present a backdrop of existing development to the site when viewed from the north and northeast, so that the facility does not appear exposed within a wider area of open space. When viewed from the promenade to the east of the development, or from the Mooragh Park to the west, the development height would sit below the height of the existing hotel again reducing the visual impact.
In considering this site it is noted that a reduced height construction together with the lower existing ground levels could result in a building with a ridge height considerably lower than the height of the existing Ramsey Park Hotel (13.4m above roadway). Viewed from any location surrounding the site the new development would be considerably lower than the hotel, this and its proximity to the hotel would greatly reduce the visual impact of the building and also retain views of the northern hills from the Mooragh Promenade. In the future development of the Manor House Site would further reduce any visual impact the development might have.
The Mooragh Estate hosts a wide variety of sports and recreation provisions including play areas tennis, rugby pitch and pavilion, crown green bowls, skate park, BMX track, boating lake, and outdoor exercise equipment, and is close to the northern regional swimming pool. In addition the Mooragh Estate is central to a number of sports events including athletics, triathlon and cycling, and the area provides an ideal location for different sports opportunities to be provided for a wide range of ages and abilities. The Commission has always sought to encourage the wider use of the area for sports and recreation, and to extend opportunities to all ages and abilities, and is proud of the view that the Mooragh Park provides one of the best recreation facilities on the Island. The Mooragh Estate is well established therefore as an area for sports and recreation and it is felt the development of indoor facilities would complement and enhance the existing uses and facility provision.
The site benefits from the provision of two areas of dedicated parking, 78 spaces, including 2 disabled spaces, provided at the Mooragh Amenity car park, located to the north of the Rugby Pavilion, and 48 spaces, including 2 disabled spaces, which were created alongside the Mooragh Estate Road to the west of the rugby pitch immediately adjacent to the proposed site. In addition the Mooragh Promenade roadway provides considerable capacity for additional parking. There was no objection from the Highway authority to the previous application.
The Secretary, Planning Committee. 22nd April, 2015.
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The Commission hopes that this application will be seen to respond in a positive manner to the concerns raised by the Committee to the previous application site, and that the proposed location will be seen as an acceptable location for this much needed development.
Yours faithfully,
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