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22/01316/C Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. 22/01316/C Applicant : The Tommy Clucas Community Sports Hall Proposal Temporary change of use of football pitch and associated buildings to tented tourist accommodation Site Address Peel Football Club Douglas Road Peel IM5 1LJ
Case Officer :
Mrs Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level Planning Committee
Recommendation
Recommended Decision: Permitted Date of Recommendation 20.02.2023
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. In any given calendar year, the proposed tents hereby approved on this site shall not be in situ more than 7 days before the first day of practice week for the TT or more than 7 days after the last race day of the TT. The site shall be restored to its former condition within 7 days of the proposed tents being removed after the event. For the avoidance of doubt no approval is granted for the retention of the proposed tents between any of the racing events and this approval is only for the following years; 2023, 2024, 2025, 2026 and 2027.
Reason: The application is for the use of the site for the upcoming four years of TT motorcycling events only (2023 included) and the assessment has been made on this temporary basis. While provision should be made for setting up and dismantling the camp site, the site should not be used for camping outside those times reasonably associated with these race periods.
C 2. There shall be a maximum of 100 tents pitched within the site during the approved period of operation.
Reason: In the interests of public and private amenity.
C 3. Prior to the use of the venue as a campsite the car and motorcycle areas shall be provided in accordance with drawing no 106 and retained free from obstruction for the duration of the campsite operation.
Reason: to provide sufficient parking in the interests of highway safety.
C 4. The campsite shall be restricted to tents. There shall be no motorhomes, trailer tents or caravans.
Reason: in the interests of highway safety.
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This application has been recommended for approval for the following reason. It is concluded the proposal would be acceptable for a temporary period only and would not significantly affect public or private amenities and comply with General Policy 2, Business Policy 11 and Transport Policy 4 of the IOM Strategic Plan 2016.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 24th October 2022; o Drawing No. P00 o Drawing No. P01 o Drawing No. P02 o Planning Statement
This decision also relates to Drawing No.106 received on the 6th February 2023. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PROPOSED USE COULD BE CONSIDERED CONTRARY TO THE LAND USE DESIGNATION AND BECAUSE THE PROPOSAL RELATES TO SIGNIFICANT TT INFRASTRUCTURE APPLIED FOR ON A PERMANENT BASIS.
THE SITE 1.1 The site is the grounds of Peel Football Club, located on the south western side of the A1 TT Course as it enters the town. The site accommodates the football pitch, the clubhouse and the recently constructed Tommy Clucas Memorial Sports Hall which sits alongside the clubhouse. Access is directly from the main road and into a car park.
1.2 To the North West are residential properties which are part of The Links. Meadowcourt and Melschede are the two closest properties and separated from the football ground by mature planting and vegetation.
THE PROPOSAL 2.1 The current planning application seek the approval for the use of the site for camping during the fortnight of the TT festival for a period of 4 years 2023-2027 inclusive, with 100 pre- erected tents.
2.2 The campers will again be able to use the Tommy Clucas Community Sports hall toilet facilities and the changing rooms, canteen and toilets in the football clubhouse which has television facilities. The campers would not be able to cook within the clubhouse but catering facilities may be provided either within the clubhouse or separately via an outside catering.
PLANNING POLICY 3.1 The site lies within an area designated as "Football Ground" on the Peel Local Plan 1989. The site is not within a Conservation Area nor a Flood Risk Zone.
3.2 There is a general presumption against development as set out in General Policy 3 and Environment Policy 1, whilst there are no policies which provide guidance on the provision of camp sites, the following policies are relevant to the assessment of this application,
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Strategic Policy 1 - which seeks that development make the best use of resources, Strategic Policy 2 and 3 - which seek that new development be located primarily within existing defined settlements, Strategic Policy 5 - which seeks that development make a positive contribution to the environment of the Island, Strategic Policy 8 - which seeks that tourist development makes the best use of existing built fabric Strategic Policy 10 - which seeks that new must be located and designed to promote integrated transport facilities, General Policy 2 - which sets out general Planning standards, Recreation Policy 2 - which seeks the loss of open space or recreational land is only permitted where there is an overall community gain from the development or better accessibility is made Transport Policy 1 - which seeks that new development be located close to existing transport facilities, Transport Policy 7 - which sets out the required parking standards as per Appendix 7 Business Policy 11 - which seeks that tourism development must accord with the objectives of the Isle of Man Strategic Plan 2016.
PLANNING HISTORY 4.1 Planning approval was granted for the use of the site as a temporary camp site under 14/00216/C. This was for a three year period only.
REPRESENTATIONS 5.1 The following representations can be found in full online, below is a short summery;
5.2 Highway Services have considered the application and state, "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. Planning to consider restricting use to race periods only, including for the duration of setting up and taking down." (11.11.22)
5.3 No comments have been received from Peel Commissioners at the time of writing this report.
5.4 Visit Isle of Man have written in to state the following, "As at October 2022 the Island has 23 registered temporary campsites offering a total of 6,649 pitches. Five of the sites are located in 'Peel and the West' offering 1,129 bed spaces (this includes Peel Football Club). The documents within the planning application suggests the accommodation on the site will change from 'pitch your own tent' to 100 pre-erected tents accommodating 6 persons per tent (average occupancy is expected to be in the region of 2.2 to 2.5 people per tent). The site has a limit of 250 guests on the site at any one time. This change in accommodation offering may see a reduction in the number of bed spaces on this site compared to the capacity numbers the Department has on file for previous years however, the move to pre-erected tents and engagement with a local tour operator will look to provide a higher quality experience for visitors." (22.11.22)
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
6.2 PRINCIPLE 6.2.1 When looking at the Isle of Man Strategic 2016 there are no Strategic Plan policies which guide tourist relate developments other than those which encourage the use of existing buildings (Environment Policy 16). The Plan also contains a policy which presumes against the
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loss of recreational facilities (Recreation Policy 2). However, it is generally accepted that where there is a need for camping facilities in association with particular events on the Island, the use of playing fields can be acceptable. With the use becoming commonplace on the Island with many football and rugby clubs using their facilities in this way when they are not required for practice or matches in order to supplement their income. Indeed, pitches in Colby, Peel Road in Douglas, Ballafletcher in Braddan, Ballaoates Road in Braddan and Port Erin all accommodate temporary camp sites for the TT, Southern 100 and/or MGP periods. As such the overall principle of the site is acceptable.
6.3 VISUAL AMENITY 6.3.1 Turning towards any potential visual impact of the proposal, due to the fields location directly near the main road, there is the potential that it could impact the overall streetscene, whilst this is the case, the view of the site is already characterised by goalposts and fencing, all of which are visible over the roadside hedging. The appearance of the proposed pre-erected tents would not change this and ultimately should not impact the overall streetscene for the short period which is requested.
6.4 IMPACT ON NEIGHBOURNG AMENITY 6.4.1 Generally it is noted that with sites such as this, in close proximity to residential properties, that there will be a certain amount of impact to the neighbouring properties. Not only from the additional comings and goings from the site but also from the potential of noise disturbance during the night hours. The planning statement states that there is a limit to the amount of guests on site and that there will be a permanent onsite manger, which should be able to limit unacceptable behaviour.
6.4.2 Weight is also attached to no objections being received from neighbouring residents (even after the site has operated once before) and also given the temporary nature of the proposal. It should be remembered that the planning system cannot control how a site is managed, and nor can it control how people behave or the hours of the day that people would come and go from the site. It is true; however, that it is clearly in the operator's interest to ensure the site is properly managed.
6.5 FACILITIES/ HIGHWAY SAFETY 6.5.1 When looking at the facilities available on site, there are existing car park facilities and a clubhouse facility which could be used by the visitors. The proposed plans and planning statement state that there are to be 120 motorbike parking spaces and 20 car parking spaces which can use used either for cars or additional motorbike parking. The site is also located upon a main bus route.
6.5.2 Turning towards the facilities available on site, the planning statement states the site will be permanently manned by a full time site manager, which is to be supplemented by housekeeping and reception staff, with there being male, female and disabled WC's/shower facilities available.
6.5.3 It is also relevant to note that the site has been used as a camp site previously without any apparent highway or other issue and that the site is used for football matches which attract a number of spectators and players, again, without any apparent issue as such it is deemed that the parking available on the site is acceptable for the time period requested.
6.5.4 Finally, it is also worth considering that the sports clubs around the Island offer opportunities for recreation which are in line with Government's various strategies on improving the quality and health of the Island and its people, also acknowledged in the Strategic Plan (Chapter 10). The funding of such clubs can be difficult and the provision of camping facilities can significantly boost clubs' funds which are then reinvested in the facilities available.
CONCLUSION
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7.1 Overall in conclusion, whilst the proposed use of the land is against the generic policy in place to protect such land from unnecessary development, the use of the camp site, which has been operating in previous years and registered with Visit Isle of Man, would be supporting the local club during a period of time, that the site is likely to be used. Whilst also encouraging further growth of the Island through the tourist use and should not have any adverse environmental impact. The use will help generate funds to support the football club/heritage group, supporting the Strategic Plan's policies on the benefits of recreation.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
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 in Article 6(4) who should be given Interested Person Status. __
I can confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to the it by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Committee Meeting Date: 27.02.2023
Signed : V PORTER Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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.
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PLANNING COMMITTEE DECISION 27.02.2023
Application No 22/01316/C Applicant The Tommy Clucas Community Sports Hall Proposal Temporary change of use of football pitch and associated buildings to tented tourist accommodation Site Address Peel Football Club Douglas Road Peel IM5 1LJ Planning Officer Mrs Vanessa Porter Presenting Officer As above Addendum to the Officer Report
Planning Committee agreed with the officers recommendation on the basis of altering Condition 1, see below,
In any given calendar year, the proposed tents hereby approved on this site shall not be in situ more than 7 days before the first day of practice week for the TT or more than 7 days after the last race day of the TT. The site shall be restored to its former condition within 7 days of the proposed tents being removed after the event. For the avoidance of doubt no approval is granted for the retention of the proposed tents between any of the racing events and this approval is only for the following years; 2023, 2024, 2025, 2026 and 2027.
Reason: The application is for the use of the site for the upcoming five years of TT motorcycling events only (2023 included) and the assessment has been made on this temporary basis. While provision should be made for setting up and dismantling the camp site, the site should not be used for camping outside those times reasonably associated with these race periods.
Following discussion, the Planning Committee determined to accord Visit Isle of Man, Department of Enterprise Interested Person Status, see below.
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions which does relate to planning considerations:
Visit Isle of Man, Department of Enterprise.
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