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22/00368/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00368/B Applicant : Mr Dean Stockdale Proposal : Erection of single story flat roof extension to front of clubhouse Site Address : Douglas High School Old Boys A F C Blackberry Lane Onchan Isle Of Man IM2 4PD
Principal Planner: Mr Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Refused Date of Recommendation: 09.05.2022 __
Reasons for Refusal
R : Reasons for Refusal O : Notes attached to reasons
R 1. Given the extensions flat roofed design, coupled with the significant size of such extension to the front of the existing clubhouse; it is considered the proposal would fail General Policy 2 (b & c) of the IOMSP as it would fail to respects the site and surroundings in terms of the siting, layout, scale, form, design of the existing building and adversely affect the character of the surrounding landscape.
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 SITE 1.1 The application site is Douglas High School Old Boys A F C which lies to the southwest of Blackberry Lane and northeast of Summerhill Glen. The site comprises of a single storey pitched roof club house and an area of hardscaping (car park) both located to the northern boundary of the site. The majority of the site is made up of playing fields which are to the south of the clubhouse.
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2.0 PROPOSAL 2.1 The application seeks approval for the erection of single story flat roof extension to front of clubhouse. The proposed extension would project from the existing front elevation (southeast elevation) of the clubhouse between 4m and 6.2m and would have a width of 24.5m, which is the fully extent of the existing building width. The proposal includes a parapet wall.
2.2 In support of the application the applicants comment; "Proposing a single storey flat roof extension to the front of the current clubhouse. This is to improve facilities such as larger changing rooms, improved shower arrangements and the clubroom. This will also help the club improve the facilities during the TT period for those that are camping. Proposal for a flat roof is to future proof for a roof terrace when the club obtains additional funds."
3.0 PLANNING POLICY 3.1 The site is partly within Onchan and partly within Douglas. In terms of land use designation the site is designated as a "Green Gap" and "Open Space - Sports Pitch(es)" under the Area Plan for the East.
3.2 Under the Area Plan for the East the following are relevant for consideration; "Douglas and Onchan (Blackberry Lane) - The existing green space separating Douglas and Onchan consists of well-maintained farmland, sports pitches and a seasonal campsite. It provides valuable recreational space for the inhabitants of both settlements and is the last remaining physical break between Douglas and Onchan. It is however recognised that part of this area has been mooted as being potentially suitable for key social infrastructure and is possibly needed to improve highway infrastructure at the Mountain Road/Governor's Road junction. Any future applications will be considered on their merits taking into account the proposals set out in this plan and the Strategic Plan (see Maps 3 and 6).
Natural Environment Proposal 2 (Green Gap) Between the settlements of Douglas and Onchan in the area straddling Blackberry Lane, development which would erode the separation and detract from the openness between the settlements will not normally be supported. Applications may be considered favourably if reason for an exception can be demonstrated in line with General Policy 3(g)."
3.4 The following policies of the IOMSP are relevant to consider:
3.5 Strategic Policy 5 states: "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."
3.6 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;
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(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."
3.7 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage."
3.8 Recreation Policy 1 states: "Area Plans should incorporate an assessment of the indoor and outdoor sport and recreation needs of the plan area, and the wider context and include proposals to: o retain existing sporting facilities and open space provision unless alternative provision of equivalent community benefit and of equivalent or better accessibility is made available; o identify suitable sites to make good any deficiency in provision both for existing and future residents of the area; and o ensure appropriate provision is made as part of any proposed residential development, in accordance with the Open Space Standards set out in Appendix 6 to the Plan, related to the needs generated by the development, unless the specific housing provision within the development justifies a reduced provision in relation to specific types of open space requirement."
3.9 Recreation Policy 2 states: "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."
3.10 Transport Policy 1 states: "New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes."
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3.11 Transport Policy 4 states: "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan."
3.12 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.
The current standards are set out in Appendix 7."
4.0 PLANNING HISTORY 4.1 There are a number of planning applications associated with this site; however, only the following are considered relevant;
4.2 Erection of toilet/shower block adjoining existing clubhouse - 98/01968/B - APPROVED
4.3 Levelling of land adjacent to football pitch to create additional football and parking facilities - 98/00741/B - APPROVED
5.0 REPRESENTATIONS 5.1 Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.2 Onchan District Commissioners recommend the application is approved (21.04.2022).
5.3 Highway Services comment there is no highway interest (26.04.2022).
6.0 ASSESSMENT 6.1 The principle issues relating to this application are; the principle of the use of the site; and the potential visual impact of the development.
Principle of the use of the site 6.2 As outlined in the currently land use designated the site is designated as a "Green Gap" and "Open Space - Sports Pitch(es)". The site has also had approval and been used for football purposes for a number of years. Accordingly, in terms of the principle of extending the clubhouse there are no concerns, especially as the extension does not interfere with the sports pitches, rather the area of hardstanding which fronts the existing clubhouse.
Potential visual impact of the development 6.3 There are significant concerns with the design of the extension, namely the flat roofed element. The existing building is pitched roof and the sheer size, front projection and roof design would not respects the site and surroundings in terms of the siting, layout, scale, form, design as required by General Policy 2 b. The extension would become the main feature of the building and would not be in keeping or appropriate with the existing pitch roof property, especially given the size of the extension.
6.4 The proposed work would be seen from the adjacent public footpath along Blackberry Lane to the northeast of the site. There are places where this view is screened by existing boundary landscaping; however, large sections it is visible. The site is also visited by members of public on a regular basis. Accordingly, the proposal would also adversely the character of the surrounding landscape (General Policy 2 c) given its overall design and being publically viewable both from within and outside the site.
6.5 It is noted pre-application advice was given (21.09.2021) to the applicants for what has now been submitted. The Department on the issue of the flat roofed stated:
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"Also note that in almost all circumstances, it is preferable to have extensions having a pitched rather than a flat roof where the main property has a pitched roof and this is no exception. The downside of the proposed scheme is that the proposed flat roof extension will result in a considerable impact on the appearance of the building, given that the flat roofed extension would be prominent when viewed from the streetscene (although it would still be difficult to justify such changes to the building even though the flat roofed element was hidden).
I also note that the area is dominated by pitch roofed properties and as such it would be difficult to justify how a large flat roof extension on this property, at a prominent location, would fit with the character of the locality...
And
"Based on the foregoing, I think your proposal would benefit from alteration to remove the flat roof element which does not in any way improve the appearance of the existing building or the locality."
6.6 The only supporting reasons indicated by the applicants for the flat roof is to; "...future proof for a roof terrace when the club obtains additional funds". However, this current application does not includes such details and the Department has concern of the visual harm the extension would have in the intervening period, if it were too happen at all as there cannot be any guarantees. It should be noted that a roof terrace over the extension, might also raise concerns in design terms. Accordingly, it is not consider this reason is sufficient to outweigh concerns of the overall design of the extension.
6.7 As mentioned the visual impact upon the "Green Gap" needs careful consideration. The Area Plan for the East indicates that; "They are intended to represent a buffer area within which any development proposals will be scrutinised in terms of the potential impacts on the recognised openness that exists and whether such development would lead to greater coalescence between settlements."
6.8 While the design of the extension raises concern; it is considered difficult to argue that the extension would result in a "greater coalescence between settlements". In terms the overall area of the site the extension would equate to a very smaller percentage of this area. Accordingly, it is not considered the proposal would impact the "Green Gap" designation and the aims of this.
7.0 CONCLUSION 7.1 While the principle of an extension is acceptable to improve facilities at the clubhouse; given the extensions flat roofed design, coupled with the significant size of such extension to the front of the existing clubhouse; it is considered the proposal would fail General Policy 2 (b & c) of the IOMSP as it would fail to respects the site and surroundings in terms of the siting, layout, scale, form, design of the existing building and adversely affect the character of the surrounding landscape.
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;
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(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 o whether there are other persons to those listed above who should be given Interested Person Status. __
I can confirm that this decision has been made by the Head of Development Management 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 : Refused Date : 12.05.2022
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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