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The application site comprises part of Nobles Park and is located approximately 76m south west of the main car park. The North East and South East boundaries of the application site are lined in trees. The North West and South West boundaries of the site are completely open in aspect. The site is zoned as public open space in the Douglas Local Plan.
This application is seeking to permission to create an open air storage compound for Douglas Corporations Parks Department. The compound will have 3 no. 2.31m high concrete units and enclosed by 2.31m high perimeter fence. The fencing will be powder coated green to match other fencing in the park.
Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 2 and Recreation Policy 2.
Recreation Policy 2 states "Development which would adversely affect, or result in the loss of Open Space or 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:
The following previous applications are considered relevant in the consideration of this application: 99/01795/A – Approval in principle for the creation of a six court tennis centre and facilities – granted 30th March 2000 92/00574/B – Construction of new bowling centre & associated leisure facilities – permitted 90/01453/B – Construction of leisure complex, tennis court area – permitted 90/00028/A – Approval in principle for construction of bowling centre – permitted
Douglas Corporation and the Highways Division of the Department of Transport do not oppose the application.
There are two key issues in the determination of this planning application. These are (a) the principle of the development and (b) the visual impact of the proposed development within the locality.
In respect of the principle of the development, the application site is zoned as public open space in the Local Plan. The site is currently being used as an open storage area. The planning history for the park shows there is no planning permission for this area to be used as an open storage area. This proposal is to create a permanent storage compound within the north-eastern part of the application site. The proposal would result in the loss of public open space, as the area would become a permanent compound for storage purposes. The applicant has not demonstrated why they have decided to locate the compound in this particular location and nor is there any reasoned justification within the application for warranting an open air storage compound within an area of public open space. It is consider that the open air storage use would be contrary to principle of the use of the land as public open space.
In respect of the visual amenities of the area, there is substantial landscaping long the north-eastern and south-eastern boundaries of the application which will help to obscure the compound from view. However, the North West and south west boundaries of the application site have no landscaping features to obscure the proposed compound. The site is currently unsightly due to the unauthorised use of the area as a storage area. The application site is isolated from any other structures within Nobles Park. The secure compound would appear out of place in the context of the park and will impact on the overall setting of the park to the detriment of the visual amenities of the locality.
It is recommended that the application be refused for the above reasons.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
R 1. The proposed open air storage compound would be contrary to the Douglas Local Plan 1998 in that insufficient justification has been submitted to support the introduction of a storage compound into an area of Public Open Space.
R 2. The open air storage compound by reason of its siting, height and design would introduce a prominent and incongruous feature into an area of open space which will impact on the overall setting of the park to the detriment of the visual amenities of the locality.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made: Refused Date: 12.12.2008
Signed: [Handwritten signature] Mrs F Mullen Senior Planning Officer
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