**Document:** Planning Officer Report **Application:** 12/01186/B — Creation of a skate park **Decision:** Permitted **Decision Date:** 2012-10-02 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/3298-braddan-cronk-grianagh/documents/1278418 --- # Planning Officer Report Case Officer: Miss S E Corlett Photo Taken: Site Visit: Expected Decision Level: Planning Committee ### Officer's Report THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AT THE REQUEST OF THE DEVELOPMENT CONTROL MANAGER ### The Site 1. The site is the curtilage of the public park between Cronk Grianagh, Ballanawin and the River Dhoo. The site is around 9 acres in area as a whole: the development area is a small part of this, some 12m by 30m situated in the southern part of the area and alongside the existing BMX track. The land slopes downward from north east to south west by around 4m. 2. The park is accessed from the Heritage Trail public footpath as well as from Ballanawin and Cronk Grianagh. The park has a number of footpaths within it and swings and children's play facilities to the north east of the proposed skateboard track. ### The Proposal 3. Proposed is the creation of a skateboard track. This will be a concrete structure formed into shapes by mesh which forms the shapes which are then held in position by welding and tying into the concrete (Portland cement). The structure will be 1.4m high at the highest point with a berm type shape at the south eastern end, steps and ledges in the centre and a "quarter pipe" (curved ramp) at the north western side. 4. Four young trees are to be removed as part of the proposal. This has been discussed with the Forestry Division of DEFA who have confirmed that the trees are not large enough to be protected by the Tree Preservation Ace 1993 and as such, a licence is not required to remove the trees. ### Planning Status And Policy 5. The site is designated as Public Open Space on the Braddan Local Plan of 1991. 6. As the proposed use is not in conflict with this, General Policy 2 of the Strategic Plan is applicable in this case: "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: [Table omitted in markdown export] 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 space 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; 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 adverse 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." ### Planning History 7. The only application of relevance here is PA 11/1247 which was for the BMX track, which was approved and has been implemented. ### Representations 8. There are two local objections from residents of Ballanawin (numbers 43 and 58) who express concern at the introduction of more built structures which could generate noise, in an area which is designed to provide opportunities for quiet relaxation for local residents. They do not believe that there is demand for a skateboard facility. 9. There are representations from 1, River Vale, 27, Woodburn Square, Douglas (claims to be a tenant of the site), someone at IM2 3QA (which is not in Braddan), 3, Cronk Reayrt in Peel (who claims to be a tenant of the site), 7, Hamilton Terrace in Foxdale (who claims to be a tenant of the application site), 16, Castle Street in Peel, 2, Willowbrook Gardens (which they claim is immediately adjacent to the site), 43, Ballanard Road, 135, Dreeym Beary, 5, Ashfield Avenue, 20 Derwent Drive in Onchan (who claims to be immediately adjacent to the site), Thie Gennal in Kirk Michael, 37, Wybourn Drive in Onchan (who claims to be a tenant of the site), 74, Nursery Avenue in Onchan, 8, Ballaquayle Road in Douglas, Westlands, Vollan Close in Ramsey, all support the application, advising that properly designed skateboard facilities are not readily available on the Island and that skateboarding is a growing, popular sport. 10. A resident of Huddersfield (which they claim is immediately adjacent to the site) write in but make no comment at all. ### Assessment 9. The structure is quite stark in appearance and finish but will be a greatly appreciated facility for the youth in the village. The facility is designed to persuade young people not to use streets, car parks and footways for skateboarding but to use this dedicated facility which will be safer for them and for other users of the roads and footways. 10. The site is well screened from general public view although easily seen within the park. The facility will be immediately adjacent to the BMX track which is not a natural structure within the park. The proximity will allow siblings with different interests or of different ages to be in the park at the same time and with the close proximity of the swings, is well placed for parents or carers with children of varying ages if they wish or need to supervise their children who may want to do different things. 11. There is a residential estate relatively close by – 80m at closest. However, the estate accommodates a variety of occupants including parents with children and the park is accessible by residents from further afield than Ballanawin. The park is large and accommodates a range of different spaces – landscaped space with no formal facilities, swings, BMX facilities and the park is also close to and accessible from the Heritage Trail which provides opportunities for very natural enjoyment of the countryside of the parish. As such, it is not accepted that the park is simply for quiet enjoyment: the existing swings and BMX track are evidence that the Commissioners have designed a range of facilities to cater for the range of people who will use it. 12. The alternative to having a dedicated skateboard facility is that children may well use the local streets which is both potentially dangerous and could give rise to greater nuisance to local residents. 13. It is considered that the facility will be a welcome one for the village and will not have any adverse impacts on the park or any other adjacent land and is recommended for approval. ### Party Status 14. The local authority, Braddan Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status. 15. None of the residents who have written in is directly affected by the proposed development and as such none should be afforded party status. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 24.09.2012 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This permission relates to the construction of a skateboard facility as shown in drawings 01 and 02 and the supporting drawings and information all received on 23rd August, 2012. I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005 Decision Made: APPROVED Committee Meeting Date: 1/10/12 Signed: C. H. D. M. Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate ☑ YES / ☐ NO --- *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/3298-braddan-cronk-grianagh/documents/1278418*