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22/01323/C Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/01323/C Applicant : Foxdale Heritage Proposal : Camping facilities to be provided during TT fortnight and Classic TT on a permanent basis Site Address : Football Club Billy Goat Park Stoney Mountain Road Eairy Isle Of Man IM4 3HJ
Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 17.03.2023 __
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. The camp site may be erected no sooner than a week before the first practice of TT and may remain until one week after the last race in that event and no sooner than three days before the first practice of the Classic TT and may remain until one week after the last race of that event. No approval is granted to the use of the site as a campsite for the period in between the two events.
Reason: To clarify the extent of the planning approval and to ensure that there is not an oversupply of seasonal camp sites on the Island.
C 3. There shall be a maximum of 54 tents pitched within the site during the approved period of operation.
Reason: In the interests of public and private amenity.
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 18th October 2023; o Site Plan o Location Plan o Drawing No.1 o Drawing No. 2 o Planning Statement and Tent Detail
This decision also relates to the revised Proposed Plan and Siting received on the 16th March 2023 __
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:
Department of Enterprise (Tourism Division) __
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 curtilage of Foxdale AFC which lies off Stoney Mountain Road to the south east of Foxdale Village. The site accommodates a clubhouse and permission has been granted for a storage building to replace containers near the entrance of the site. The site is surrounded by grassed mounds which visually screen it and provide shelter.
1.2 To the immediate north west of the site is a recycling yard.
THE PROPOSAL 2.1 The current planning application seek the approval for the use of the site for camping during the fortnights of TT and the Classic TT (Manx Grand Prix). The camp site will be 54 bell tents which measure 5m in diameter and a height of 3m at the centre. The bell tents will have a capacity for 4 people.
2.2 The current application is a follow on from PA14/00216/C and PA19/00322/C which were for the temporary use of the pitch for camping during TT and the Classic TT (MGP).
2.3 Whilst the site plan does not show the amount of information upon the previous application, it can be seen that the red lined building in the middle of the car park is the existing changing facilities which provides changing and shower facilities with a toilet facilities. The previous applications had additional toilet facilities which were not shown on this plan as such further clarification was sought from the agent/application which stated, "I can confirm
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that there are 2 Female toilets and 2 Make toilets in one of the buildings a Foxdale Football Club and male facilities in the clubhouse including 2 urinals and one toilet, one toilet for female facilities in the clubhouse. In addition, there is one disabled toilet in the clubhouse and 7 showers (two rooms with 3 each and one room with one)." This information also came with a plan to show an additional 9 portable toilets.
2.4 The application form states that the car park can accommodate approximately 38 cars or 80 motorbikes. Whilst this is not shown explicitly on the submitted plans, the aerial photograph demonstrates the land which is available for car parking.
PLANNING POLICY 3.1 The site lies within an area designated on the Foxdale Local Plan of 1999 as Open Space for Playing Field purposes.
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, 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, 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 The following applications are relevant to the assessment of this application, PA19/00322/C - Creation of camp site for the duration of TT Fortnight and Classic TT Fortnight, Permitted PA18/00719/B - Erection of steel clad shed for storage of tractor, grounds maintenance equipment and sports equipment - Permitted PA14/00216/C - Use of site for camping facilities for the duration of the TT fortnight - Permitted PA11/00870/B - Erection of a tractor shed with store room - Permitted PA07/01924/B - Erection of permanent changing facilities - Permitted PA01/01101/B - Erection of replacement clubhouse with bar, Foxdale AFC - Permitted PA95/01359/B - Proposed clubhouse and temporary car parking facilities - Permitted PA94/01642/B - Provision of temporary clubhouse and changing rooms for Foxdale F.C - Permitted PA93/00615/B - Creation of football pitch with associated facilities - Permitted
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)
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5.3 Malew Commissioners have considered the application and have no objections. (02.11.22)
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 Foxdale AFC). The documents within the planning application suggests the accommodation on the site will change from 'pitch your own tent' to 54 pre-erected canvas tents accommodating 4 persons per tent, offering 216 bed spaces. This change in accommodation offering may see a reduction in the number of bed spaces on this site compared to 2019 however, the move to pre- erected tents will provide a higher quality accommodation offering for visitors. The improvement in the quality of accommodation offering supports the Quality Improvement Programme within the Our Island, Our Future Isle of Man Visitor Economy Strategy 2022 - 2032 as it seeks to meet visitor expectations." (22.11.22)
5.5 DEFA Environmental Protection Officer has written in to state that they are happy with the information provided with regards to the septic tank. (27.02.23)
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 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, where the existing field is situated, is whilst a distance away from the main road, will have a potential impact as the surrounding area is mostly flat. 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 When looking at the impact to the neighbouring amenity, whilst the site is away from most of the nearby residential properties, "The Paddocks" is the closest by being situated approximately 50m away from the proposed camping. 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.
6.4.2 Weight is attached to no objections being received from neighbouring residents (even after the site has been operating prior to) 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
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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. Whilst not provided within the information within this application, it is noted from previous applications that the car parking available will accommodate 50 cars with the proposal being for 54, 4 persons tents. It is unlikely that during the periods requested that a lot of cars will accommodate the site, with the likelihood that there would be more bikes, as such the car parking within the site will be suitable for the site's needs.
6.5.2 Turning towards the facilities available on site, the additional information provided states that there will be shower and toilet facilities on site, which should be suitable enough for the proposed site, and have been used previously, with the potential that an additional 9 portable toilets can be provided.
6.5.4 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.
6.5.5 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 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, 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. __
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I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body 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: 27.03.2023
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
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