**Document:** Strategic Plan Open Space Policy **Application:** 05/01892/B — Application for plots, roads and sewers forming new residential development comprising 22 units **Decision:** Refused **Decision Date:** 2006-03-09 **Parish:** Patrick **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/79271-patrick-land-including-fields/documents/1454018 --- # Strategic Plan Open Space Policy For children's use: - Designated area for children containing a range of facilities and an environment that has been designed to provide opportunities for outdoor play, - Casual or informal playing space within housing areas. ### Playing space that is excluded A.6.3 The following areas are excluded from the definition of playing space, however, they may still make a valuable contribution to the total recreational provision of communities, particularly those that are deficient in recreational space. - Verges, woodlands, the seashore, nature conservation areas, allotments, - Golf courses, - Water used for recreation, except where it forms an interactive feature of an outdoor play area, - Commercial entertainment complexes - Sports halls (indoor provision may make a contribution to certain sports, such as badminton, tennis or bowls, and such facilities may be taken into account when assessing whether there is demand for these activities, however with regard to outdoor playing space, such area must be seen as complementary.) - Car parks for non-recreational use. A.6.3.1 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. ### The Open Space Requirement A.6.4 The open space standard is based on the adopted Department standard of a minimum of 3.2ha of open space per 1000 population (32 sq metres per person). This standard is further broken down into a requirement per person of: - Formal (e.g. football pitches) 18sq. metres - Children's (e.g. play grounds) 6sq. metres - Amenity (e.g. Nature conservation areas/Glens) 8sq. metres 128 #### A.6.4.1 [Table omitted in markdown export] In order that the open space requirement is related in scale and kind to the proposed development the open space needed is based on: - 1. The potential occupancy of the dwelling; and 2. Who the dwelling is likely to be occupied by #### A.6.4.2 Table 1 is used to judge the occupancy of dwellings and the subsequent open space requirement in square metres. Where numbers and type of dwellings are unknown e.g. applications for approval in principle, the requirement for open space provision will be reserved so that it can be resolved when a detailed application is made. #### A.6.4.3 The following is an example of the method of provision in line with the Department’s standards: **Development of 25 houses all 3 bedrooms** ##### A.6.5 Total occupancy = 25 x 4 = 100 (No. of houses x occupancy level) Open space requirement = 3200sq.m. (1 No. 3 bed house would result in a requirement for 128 sq.m of open space therefore 25 x 128 = 3200 sq.m) Formal open space required = 100 x 18sq.m = 1800 Children’s Play Space Required = 100 x 6sq.m = 600 Amenity Space Required = 100 x 8sq.m = 800 Total space required = 3200sq.m **How should the open space be provided?** ##### A.6.6 Once the open space requirement has been established it is then necessary to determine how the open space will be provided. There are three possibilities: - 1. Provided on site 2. Provide off site but adjacent or close to the development 3. Provided by payment of a commuted sum to enable the local Authority to provide the open space on behalf of the developer. A.6.6.1 Where possible, open space should be provided in the first instance on-site or off-site where this would improve the quality of the development and the open space provided. Where the first two options are not practical then commuted sums will be considered. A.6.6.2 Commuted sums can be an important option because it is recognised that for a small development it can be impractical to provide the open space required on or off site as the amounts involved would not create usable areas of open space. A.6.6.3 Children’s play space requirements will be assessed using the National Playing Fields Association guidelines, which consider the type of play space required and the levels of accessibility. Generally speaking, developments over 20 houses would have to provide children’s play space on-site as well as an appropriate level of amenity open space on-site. **How much will it cost?** A.6.7 The cost of providing the public open space will be calculated as a percentage figure of the overall cost of providing open space within the development. For example, where no public open space is being provided on site that would be required by the standards, the developer will be required to provide 100% of the cost of the provision elsewhere. Where the off site provision is addressing a shortfall in the overall provision on site, in that areas of open space are to be included within the development, but the full requirement of the standards cannot be accommodated, the applicant will be required to provide the remaining percentage cost. The payment of commuted sums will be the subject of legal agreements under Section 13 of the 1999 Act. **How will funds generated by commuted sums be used?** A.6.8 Funds can be used to lay out new open space or to improve existing open space. Money generated from commuted sums will be held in an interest earning account and will be used in the same Parish as the development. Exceptions to this may occur where a development borders a neighbouring authority or where open space serves the needs of a wider area e.g. sports pitches. **Design of public open space** A.6.9 Both formal and informal open space should be designed as an integral part of the development so that it offers recreational value and visual relief and in some cases may provide the main focal point of the development. There is often local opposition to the provision of children’s play spaces especially within new residential developments. Therefore it is essential that facilities be designed as part of a comprehensive approach to estate layout, which includes consideration of good neighbourliness, the need for adequate privacy and amenity for the occupiers of dwellings, road traffic and pedestrian activity and community safety. The following are also important considerations in the siting and layout of public open space which should:- - Be defensible but not sited to cause a nuisance to dwellings; - easily maintainable; - be of sufficient size to be usable; - build upon existing linkages to provide green corridors; - incorporate existing landscape features; 130 --- *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/79271-patrick-land-including-fields/documents/1454018*