**Document:** Officer Planning Report Recommendations **Application:** 08/02287/C — Use of football field as a campsite, restricted to temporary stay only **Decision:** Permitted **Decision Date:** 2010-01-15 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/64139-st-johns-st-john-s-football/documents/1391645 --- # Officer Planning Report Recommendations ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations [Table omitted in markdown export] ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ## Officer's Report ### The Site The application site relates to St Johns Football Club, Foxdale Road, St Johns. The site includes the clubhouse, two areas of hardstanding used as car parks, a large grassed area which includes the football pitch and an all weather pitch. The site is bounded on all sides by hedging and trees. To the northern boundary is the sheltered housing complex Magher Vay and to the north east is the route of the now dismantled railway line which is a public footpath. The club house and main car park are adjacent to the Foxdale Road boundary which provides the two vehicular accesses to the site. The site is owned by the Department of Agriculture, Fisheries and Forestry and is leased to the applicant. The site is divided by the Parish boundaries of Patrick and German local authorities. ### The Proposal The application site has been used for a number of years as a campsite during both the TT Festival and the Manx Grand Prix. This application seeks planning permission for the use of the football field as a campsite for tents which would be for temporary stays only. As such should this application be successful it would have the effect of regularising the use of the site as a campsite during the periods set out above whilst also allowing camping to take place throughout the year. The applicant has submitted a revised plan which incorporates a 5 metre buffer along the boundary shared by the Magher Vay sheltered housing complex. The plan also differentiates between the football pitch which would be used for camping only during the TT Festival and the remaining grassed area which would be used from Easter to September. The supporting information sets out that the site is currently registered with the Department of Tourism and Leisure (DTL) to accommodate a maximum of 100 tents. It is also set out that outside of the TT and MGP, camping at the site is significantly reduced to mainly charity groups and organisations which attend in small numbers from time to time. The applicant sets out that the facilities have been registered with the DTL as a campsite for the past 14 years. ### Planning Status The application site is located within an area identified by the St Johns Local Plan as Open Space For Particular Use, in this case Recreational use. Paragraph 3.5 of the Local Plan identifies the site and the adjacent cricket pitch as being the principal recreation area for St Johns which are important to the village and community and no changes are proposed to these areas. ### Planning History The following previous planning applications are considered relevant in the assessment and determination of this application: 01/02311/B Sought approval for the extension of the clubhouse, creation of new astro turf training area and extension of car parking area. This was a split decision with the removal of the sod bank which separates the football ground from the cricket ground being refused. 94/01412/D sought approval for signage. This was also a split decision with a proposed free standing sign to be located at the entrance being refused. 08/02286/C is a concurrent application which seeks approval to use the main car park to accommodate motorhomes for temporary stays. ### Representations The Department of Transport Drainage Division does not object to this application subject to a condition relating to the disposal of waste. The owners/occupiers of California, St Johns have commented on this application questioning how long the temporary period of stay would be and providing some recommended parameters for the length of stay allowable. Patrick Parish Commissioners support the application subject to the maximum continuous stay being 3 weeks and the current one way system of separate entrance and exit to the campsite being maintained. The owner/occupiers of Thie Gennal, Foxdale Road, St Johns have commented on the concurrent applications questioning how long the temporary stay will be, suggesting that 1 month would be a sufficient limit. The use of a one way access arrangement is encouraged. The owner/occupier of Cronkdhoo Farm, main Road, Greeba objects to this application stating that the use would be incongruous and out of keeping with the village and that the sporting facilities should be protected. The availability of sites in Greeba and Peel is highlighted. German Parish Commissioners support this application. The Department of Tourism and Leisure supports this application. The applicant has submitted letters of support from persons that have used the facility. The Department of Transport Highways Division does not object to this application stating that there will be no adverse impact upon highway capacity or safety. ### Assessment The main issues to be considered in the assessment of this application are whether the proposed development would adversely affect the surrounding area, the site's function as a recreational facility, or the amenity of adjacent properties. The use of the site as a campsite would be partially visible from the main road which is adjacent to the site's western boundary. However the site benefits from existing screening in the form of a hedge and tree planting and it is judged that the visual impact would not be a sufficient reason to decline the application. The Department of Transport Highways Division has assessed the capability of the existing access to serve the proposed use and concluded that these are sufficient. It is judged that the proposed use of the site as a campsite would not detract from the surrounding area so as to warrant refusal. The submitted plan identifies specific areas in which tents would be allowed, with the main football pitch being used only during the TT Festival and the all-weather pitch not being used at all for camping purposes. There would remain a large proportion of the car park available for persons using the football facilities (approximately 40 spaces would remain not including the area proposed to be used for motorhomes under 08/02286/C) and the applicant has set out that priority will be given to the use of the site as a football ground with the football pitch being used for camping purposes only the week before, the weeks during and the week after the TT festival all of which fall outside of the football season. It is judged that the proposal will not undermine the use of the site as a recreational facility to an extent that would render the proposal unacceptable. It is important that any development approved by the Planning Authority protects the amenity of adjacent properties to an acceptable level. Whilst the majority of third parties commenting on the application have not objected to the scheme, it is understandable that there are concerns as to how the site would be managed, particularly in terms of how long visitors will be allowed to stay. The applicant has clarified that the longest permissible stay would be during the TT festival when an overall period of 4 weeks would be the maximum length of stay. This, along with the maximum number of tents allowed to be pitched on the site at any one time can be controlled through condition. It is judged that it would be possible to control the proposed use so as to maintain an acceptable level of amenity to those neighbouring the site. The possibility of imposing a condition which would restrict the use of the site from September through to Easter has been considered. However it is judged unnecessary to prevent camping during the winter months given that the controls outlined above can adequately restrict the use so as to be for temporary stays only. ### Recommendation Permit. ### Party Status It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: - The Department of Transport Drainage Division - The owners/occupiers of California, St Johns - Patrick Parish Commissioners - The owner/occupiers of Thie Gennal, Foxdale Road, St Johns - German Parish Commissioners - The Department of Tourism and Leisure - The Department of Transport Highways Division Accordingly the following parties are not granted Interested Party Status: The owner/occupier of Cronkdhoo Farm, Main Road, Greeba ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 23.12.2009 ### Conditions and Notes for Approval / Reasons and Notes for Refusal **C : Conditions for approval** **N : Notes attached to conditions** **R : Reasons for refusal** **O : 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 approval relates to the use of the football field as a campsite, restricted to temporary stay only, St Johns Football Club, Foxdale Road, St Johns, as shown by Location, Site and Photographs all received 16th December 2009 and Applicant Letter, Transport Statement and Camping Area Details all received 1st October 2009. ## **C 3.** The use of the site as a campsite shall be undertaken in accordance with the following: - (i) tents shall not be occupied as a person’s sole, or main place of residence; - (ii) the owners/operators of the site shall maintain an up-to-date register of the names of all owners/occupiers of individual tents on the site, and of their main home addresses, and shall make this information available at all reasonable times to the Planning Authority. - (iii) the owners/operators of the site shall record the time and date of initial arrival and final departure of visitors to and from the site and shall make this information available at all reasonable times to the Planning Authority. C 4. No continuous stay may exceed 4 weeks in duration and there shall be no return within 3 months. C 5. No more than 100 tents may be pitched on the site at any one time. 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: 14.11.2010 Signed: fadauley Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate YES/NO see file note --- *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/64139-st-johns-st-john-s-football/documents/1391645*