**Document:** Design Statement Content **Application:** 12/00926/B — Alterations and extensions to Club House **Decision:** Permitted **Decision Date:** 2012-08-01 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/3053-braddan-club-house-dwelling/documents/1275355 --- # Design Statement Content ## Introduction The Application Site is within the curtilage of the sports playing fields at Port-e-Chee in Douglas, adjacent Quarterbridge roundabout and accessed off the main Douglas to Peel road. Douglas (IOM) RUFC is the oldest rugby club in the Isle of Man and was established in 1873; it has the benefit of a long lease on the land. In recent years, it has made significant efforts to increase its membership, particularly at the grassroots level, the mini and junior section. These efforts have been successful and the Club now has a large membership across all age grades; consequently, it has the confidence to financially invest in upgrading the Clubhouse facilities for the benefit of both the existing members and in the hope of attracting further members in the future. The existing building is single storey with a pitched roof over the original building and a flat roof over later extensions and it sits between the playing fields and a large car park which is sufficient to accommodate the 120 persons permitted by the Club's sports and social licence. The numbers allowed by this licence are not to be increased and the sports and social designation permits licenced use only between 12.00pm and 12.00am. The building has been the subject of an ongoing maintenance schedule, largely undertaken by the members, but the flat roof section is beginning to fail and the building would benefit from a more substantial overhaul. The Club agreed that not only should additional accommodation be added to service the increasing membership but that the opportunity would be taken to upgrade the overall appearance of the Clubhouse and the grounds. ## Design There were three main areas to address in relation to the layout of the existing building; there are no ensuite shower facilities in the changing rooms which is particularly inappropriate with a burgeoning, mixed sex, mini and junior section; the male and female lavatories are inadequate in terms of facilities offered and standard; and the function room, bar and kitchen facilities are badly laid out and, again, of an inadequate size. In addition to the above, the general appearance of the Clubhouse and grounds need attention; the building itself would benefit from a more contemporary look and sports equipment is currently stored in unsightly containers which are well past their best. The proposal is to undertake a principal extension on the north west elevation of the existing building; this will accommodate a larger function room, kitchen and bar and the space consequently vacated within the existing building will be remodelled to help accommodate other functions. The area where the extension connects to the existing building is used to create a more defined and appropriate entrance to the building, which faces the existing car parking areas rather than the playing fields. Within the existing building, the additional space created is used to accommodate a new disabled wc and baby changing facility, upgrade the male and female lavatory facilities, create a match officials' designated changing area, a gymnasium and a new Home 1st XV changing room with ensuite shower facilities. A secondary extension on the south east elevation accommodates an Away 1st XV changing room to the same standard (including ensuite shower facilities), ensuite shower facilities for the existing changing rooms and an integral equipment store, the latter permitting the removal of the unsightly containers from the grounds. In addition to being appropriately located in relation to the functions contained within the existing building, the principal extension also becomes the first view of the building on approach; its positioning 'hides' the existing, bland, north west elevation, thus lifting the general appearance of the Clubhouse. Large areas of glazing not only break up the massing of the approach elevation but they will help create an enlivened atmosphere when activity is taking place inside. The entrance is also substantially glazed to make it welcoming and obvious from the car park area and the rest of the 'rear' elevation has muted fenestration aimed at being functional but not detracting from the entrance which is further emphasised with the use of a lead canopy over the doors. The 'front' elevation (that facing the playing fields) utilises a large area of glazing to promote views of the 1st XV pitch from the new function room and the existing entrance reverts to being a window. Doors giving access directly to the pitches from the Home and Away 1st XV changing rooms have been introduced (but windows obviously avoided) and the windows introduced to the new storage area are, again, functional, small and set at a high level to maximise available storage within. The overall massing of the building is in keeping with the existing building; the principal extension is single storey and has a pitched roof to match the existing in terms of both pitch and finish. The secondary extension is also single storey but with a flat roof which marries in with the existing flat roofs; the external wall around the existing and proposed flat roof areas is raised to create a consistent parapet line which ties the building together visually better than the eclectic arrangement of existing eaves details. The existing building is located some distance from the main Douglas to Peel road, from which it is accessed, and, as a consequence, is not readily apparent from passing cars; the intention with the massing and finishes of the building is to maintain this discreet appearance in this substantially 'green' location. The other principal area from which the building can be seen is the houses along Quarterbridge Road, again some distance away. The principal extension will be substantially hidden by the existing building from that viewpoint so should not cause the residents undue concerns. **Conclusion** It is considered that the proposals have no negative impact on the neighbours or the overall area and, indeed, have a positive impact in terms of design and amenity. The refurbishment and extension of the Clubhouse will make a very positive contribution to a thriving sports club and will bring substantial benefits to the welfare facilities provided for members and users alike. With the addition of the integral storage area, the unsightly storage containers can be removed, thus also improving the environs of the Clubhouse. It is hoped that the proposals will be deemed acceptable and Planning Approval granted. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/3053-braddan-club-house-dwelling/documents/1275355*