Loading document...
==== PAGE 1 ====
21/00658/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00658/B Applicant : Braddan Parish Commissioners Proposal : Erection of Public Toilets; seating area and canopy (amendment to PA 19/01008/B) Site Address : Cronk Grianagh Park Adjacent To Existing Skateboard Park Strang Douglas Isle Of Man
Planning Officer: Mr Nick Salt Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 10.08.2021 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. Prior to the commencement of the development hereby approved, the protection measures detailed on the Tree Protection Plan (18/2680/24), submitted in support of the application shall be fully installed and implemented and retained for the duration of the construction process, unless otherwise stated. Within the Construction Exclusion Zones identified on this drawing, nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit, without prior written consent of the Department.
Reason: To ensure the protection of high quality trees.
C 3. Prior to the commencement of the development hereby approved an Arboricultural Method Statement (AMS), adhering to the recommendations of BS5837:2012 (Trees in relation to design, demolition and construction - recommendations), shall be submitted to and approved in writing by the Department. The AMS should address how the excavations required to install the foul drain shall be undertaken without having an adverse impact on the heath and longevity of retained trees. The agreed protection measures and construction methods shall be adhered to in full.
Reason: To ensure the protection of trees.
==== PAGE 2 ====
21/00658/B Page 2 of 6
This application has been recommended for approval for the following reason. The proposal is considered to accord with General Policy 2 of the IOM Strategic Plan. The acceptability of the principle of the development has been established through PA 19/01008/B and no unacceptable adverse impact has been identified as likely with respect of the character and appearance of the surrounding landscape or the residential amenity of the neighbours.
Plans/Drawings/Information; This approval relates to the following plans and drawings received 8th June 2021: 18/2680/14B - Location Plan 18/2680/10D - Proposed Plans and Elevations 18/2680/11A - Proposed Sectional Elevations and Roof Plan 18/2680/13A -Proposed Plan 18/2680/19 - Proposed Canopy Plans and Elevations 18/2680/15 - Proposed Screens
and the Revised Tree Protection Plan (drawing no. 18/2680/24) received 09th July 2021
__
Interested Person Status - Additional Persons
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:
DOI Flood Risk Management Team __
Officer’s Report
1.0 THE SITE 1.1 The application site is the curtilage of the public park between Cronk Grianagh, Ballanawin and the River Dhoo. The site is around 9 acres and includes a skate park facility, a BMX track, children's play equipment, picnic tables and a number of footpaths within it circulating in and around the site. The land slopes towards the southwest and down towards the river.
2.0 THE PROPOSAL 2.1 Full planning approval is sought for the erection of a toilet block and a concrete stepped seating area to the northern upper side of the skate park and central to the park as a whole. The application is a resubmission of PA 19/01008/B which sought planning permission for the same (granted).
2.2 As previously approved, the toilet block is proposed to be 6.74m x 4.8m and would provide male, female and a disabled toilet. The four concrete steps are arranged like an amphitheatre stretching 14.5m wide and 2m from bottom step to the top (500mm deep each step). Smaller steps are provided at each end for traversing up and down.
2.3 The current proposal differs from that previously approved through the proposed use of a fabric canopy above the front part of the toilet block and the seating area. The toilet block as proposed would feature a flat roof at 3.3m height. The canopy height would range from 3.7m above the ground floor level of the toilet block to 8.25m above the lower level of the steps.
2.4 Included in the proposal is the formation of new footpaths within the park accessing the toilet block and seating
==== PAGE 3 ====
21/00658/B Page 3 of 6
3.0 PLANNING POLICY 3.1 The site is designated as Public Open Space on the Braddan Local Plan. As the proposal is for public toilets and a public seating area it is not considered to conflict with the land use and as such General Policy 2 of the Strategic Plan is applicable in the assessment in addition to Recreational Policy 2 and Appendix 6 which covers design considerations for open space and Community Policy 7.
3.2 General Policy 2 states (in part): "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 watercourses; 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; 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; m) takes account of community and personal safety and security in the design of buildings and the spaces around them"
3.3 Recreation Policy 2:
"Development which would adversely affect, or result in the loss of Open Space or a recreation 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."
3.4 Design of public open space
A.6.9 "Both formal and informal open space should be designed as an integral part of the development so that it offers recreational value and visual relief and in some cases may provide the main focal point of the development. There is often local opposition to the provision of children's play spaces especially within new residential developments. Therefore it is essential that facilities be designed as part of a comprehensive approach to estate layout, which includes consideration of good neighbourliness, the need for adequate privacy and amenity for the occupiers of dwellings, road traffic and pedestrian activity and community safety. The following are also important considerations in the siting and layout of public open space which should:- o be defensible but not sited to cause a nuisance to dwellings; o easily maintainable; o be of sufficient size to be usable; o build upon existing linkages to provide green corridors; o incorporate existing landscape features; o provide appropriate children's play equipment in areas from which dogs are excluded, preferably by the use of fencing and dog proof grids, and o be of a design and layout to enable future adoption and maintenance by the Local Authority.
==== PAGE 4 ====
21/00658/B Page 4 of 6
3.5 Community Policy 7:
The design of new development and the extension and refurbishment of existing buildings and development must, as far as is reasonably practical, pay due regard to existing best practice so as to help prevent criminal and anti-social behaviour.
4.0 PLANNING HISTORY 4.1 The skate park has previously been granted planning approval for an extension under PA 16/00789/B. The skate park was originally approved under PA 12/01186/B and the BMX track was approved under PA 11/01247/B.
4.2 As noted, the current proposal is an amended resubmission of PA 19/01008/B which was approved, for the erection of public toilets, seating area and canopy.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only
5.1 DOI Highways have confirmed that there is no highways interest in the application (28.06.21, 13.07.21).
5.2 DEFA Flood Risk Management not oppose the application (12.07.21).
5.3 DEFA Forestry initially commented on (29.06.21) that they were awaiting further information in relation to impact on trees.
5.3.1 Following the submission of an amended Tree Protection Plan, DEFA Forestry do no object to the application (22.07.21) subject to conditions to limit the impact of the development on important trees within the site.
5.3 Marown Commissioners do not object (18.06.21).
Impact on Trees
6.2 Principle of Development 6.2.1 The overall development would complement the existing park and skate park in the area and would be appropriate in principle for this area of public open space. The principle of the development has been accepted through the extant planning approval on PA 19/01008/B. As the current proposal is an amended resubmission of an approved scheme, and as planning policy and other material considerations have not significantly changed, the revised proposal is also acceptable in principle.
6.3 Visual Impact 6.3.1 The case officer's report on PA 19/01008/B noted that the park is bound by vegetation and trees along each of its borders and the central position of the structure is between 60m- 110m away from the nearest residents of Ballanawin and Cronk Grainagh and further from the main Strang Road. As such, with exception to those persons in the park, the structure is unlikely to be prominently visible to anyone outside of the site, and from within the site its contemporary appearance is not expected to be out of character but in keeping with the concrete industrial quality of the skate park and of a scale of toilet facility expected to be found in such public park facilities.
==== PAGE 5 ====
21/00658/B Page 5 of 6
6.3.2 The design would be broadly similar to the existing approval, with the main difference being the change from an inverted sedum roof and canopy, to a standalone canvas canopy. This would not unacceptably increase the visual impact of the toilet block or facility as a whole and would provide a softer appearance. Overall, the proposal is considered to accord with General Policy 2 in terms of appearance.
6.4 Impact on Trees 6.4.1 DEFA Forestry Arboricultural team have reviewed this application and held discussions with the applicant. An amended Tree Protection Plan was submitted to alleviate concerns regarding the impact. A small group of willows would be removed which is not objectionable. One sycamore tree has also been identified for removal in the proposed line of the foul drain - which is diseased. There are prominent mature trees which may be impacted by the foul drain. Development should be carried out in accordance with the tree protection measures proposed - this shall be enforced via condition.
6.4.2 DEFA Forestry recommend a condition requiring an Arboricultural Method Statement detailing excavation required for the installation of the foul drain connection, required to protect existing mature trees. This condition is therefore recommended to be added to approval. Subject to accordance with conditions 2 and 3 on approval (compliance with the TPP and the AMS), the elements of the proposal which require planning permission would not have an unacceptable impact.
6.4 Other Matters 6.4.1 Matters such as security and amenity were assessed previously and, again, it is not considered that the situation has changed in any substantial way. There are no concerns in relation to potential crime over and above what risk may currently be in place. No comments were received from IOM Constabulary.
6.4.2 No concerns have been raised with regard to flood risk or highways.
7.0 CONCLUSION 7.1 In summary, the proposal is considered to accord with General Policy 2 of the IOM Strategic Plan. The acceptability of the principle of the development has been established through PA 19/01008/B and no unacceptable adverse impact has been identified as likely with respect of the character and appearance of the surrounding landscape or the residential amenity of the neighbours.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
==== PAGE 6 ====
21/00658/B Page 6 of 6
o whether there are other persons to those listed above who should be given Interested Person Status
8.3 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 Interested Person Status. __
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.
Decision Made : Permitted
Date: 10.08.2021
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal