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                                      23/00073/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00073/B Applicant : Mr John Colin Whiteway Proposal : Erection of a childrens play park Site Address : Strang Corner Field Strang Douglas Isle Of Man

Senior Planning Officer: Mr Jason Singleton Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 23.02.2023 __

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.

This application has been recommended for approval for the following reason. The proposal would comply with the General Policy 2 and Recreational Policy 4 of The Isle of Man Strategic Plan and the land use designation as identified in the Area Plan for the East and for the reasons set out in this report, having no significant impacts upon public or private amenities.

Plans/Drawings/Information;

This decision relates to drawings and supporting information received on 24 January 2023. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE APPLICATION SITE

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                                      23/00073/B                                     Page  2  of  4

1.1 The application site identified in red is a section of land to the south west elevation and immediately adjacent to the 'front' of the building. The building is the newly constructed Multi- purpose community centre on Strang Corner, in Braddan. The application has been submitted by Braddan Parish Commissioners who are the owners of the building.

1.2 The site is currently under construction with most of the built elements being completed and the area of the application site is currently under construction and the formation of the surrounding amenity areas being prepared with large machinery. This area was formerly identified on the previous approval as two separate play areas one for 4-6yr olds and the other for 8-12yr olds.

2.0 THE PROPOSAL 2.1 The application seeks approval for the installation of children's play equipment within an area to the front of the newly built building within the defined play areas. Those specific items of play equipment would consist off, 4-6yr olds o Green perimeter fence o One bay swing o Round-about o Spinning bowls o Wooden train o Ladybird sit in springer o Multi play structure with pitched roof 'play house' with slide and climbing frame

8-12yr olds o Giant (approx. 9m tall) multi play tower with spiral tube slide, fireman's pole, climbing wall/ bars transparent safety screens for the upper elements, swings. (approx. 5.0m high) o See-saw o Two bays of swings o Imprinted floor graphics o activity boards

2.2 Also proposed is the fencing off of the play area for 4-8yr olds with low level green perimeter fencing with a curved top (1.2m - 1.4m high) and yellow access gates located opposite the building. The other play (8-12yr olds) area is not proposed to be fenced. The flooring of the play areas is noted as specialist safety surfacing in green with inset coloured patterns.

2.3 The applicants notes in their covering letter; "The play park was included in the approved application for a community centre PA17/00829. The exact detail of the equipment in the play park has now been received... The available space was limited due to the ground levels, so the specification was to provide an "inclusive" play area for children 4-12yrs olds, which included a "statement" piece within the physical confines of the area and at a given price... The designs were produced for the Commissioners who then sought public opinion from the various social groups... The feedback from the families of very young children was very positive because it provides a play area that is securely and adjacent to the patio and café. This provides the idea situation where parents can supervise their children where there are facilities such as being undercover (partially) with seating, refreshments and toilets that will all address to the family experience and comfort".

3.0 PLANNING HISTORY 3.1 17/00829/B - Erection of multipurpose Community Centre incorporating Braddan Commissioners offices / headquarters with associated car parking and landscaping (comprising amendments to PA 16/00601/B). Approved.

4.0 PLANNING POLICY

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                                      23/00073/B                                     Page  3  of  4

4.1 In terms of local plan policy, the application site is designated as "Buildings or Land for Civic, Cultural or Other Use" under the Area Plan for the East. The site is not within a Conservation Area or susceptible to flood risk.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 which was adopted by Tynwald and forms Government Policy contains a number of policies considered specifically material to the assessment of this current planning application:

4.3 General Policy 2

4.4 Recreation Policy 4

4.5 Paragraph A.6.3.1 of the IOMSP states: "It has been argued that access to large gardens and transport reduces the importance of the children's playing space standard in certain areas. Gardens of private dwellings need to be of a sufficient size to accommodate the day to day needs of very young children; however, as children grow older, the role of the private garden, irrespective of its size becomes less important as play space. Children need access to play areas, where they can meet others of their own age and learn the important art of socialisation, which private gardens do not facilitate. Private gardens perform a multitude of other functions and are specifically excluded from the standard."

5.0 REPRESENTATIONS 5.1 Highway Services comments (13/02/23); "HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised to consider the provision of cycle parking to aid Active Travel and net zero objectives".

5.2 Braddan Parish Commissioners has not commented at the time of writing but given they are the applicant, it is acceptable to not have any comments.

6.0 ASSESSMENT 6.1 Given the land-use designation and the type of development the following elements are relevant to consideration in the determination of this application; (a) principle of development; (b) potential impact upon neighbouring amenities; (c) potential impact upon the visual amenities of the area; and (d) potential impact upon highway safety.

Principle of development 6.2 The land is designated as such that would allow for play equipment within a defined area previously approved as play for members of the public that would be complementary to the community centre and café. As such the principle of the works raise non concerns.

Potential impact upon neighbouring amenities 6.3 The area is currently identified for children of different ages to play and this feature will not change the amount of children or use of this part of the site. It is not considered the proposal will have any significant impact over above the impacts of children playing.

Potential impact upon the visual amenities of the area; 6.4 The proposed play equipment would not be especially apparent when read against the existing backdrop of the building with the majority of the equipment being low level (less than 2m in height) and only two larger items being in excess of these one being 5m and the other 9m but would be set at a lower level. The proposal will not have any visual impact into and out of the street scene.

Potential impact upon highway safety

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                                      23/00073/B                                     Page  4  of  4

6.5 Highway Services have considered the scheme and have no objection. The main use of the play equipment would be in conjunction within the permitted use of the building and would not increase any traffic demands. They are unlikely to generate a large number of children outside the times of operation at the centre.

7.0 CONCLUSION 7.1 Overall, it is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan and the Area Plan for the East and for the reasons set out in this report; having no significant impacts upon public or private amenities. Accordingly, it is recommended that the application be approved.

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 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 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: 27.02.2023

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

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