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TO: Planning and Building Control FROM: Depart for Enterprise DATE: 5th Feb 2018 SUBJECT: PLANNING APPLICATION – TT/FOM PUBLIC HOUSE (BAR)
a. The aim of this paper is to provide the supporting information required for a planning application from the Department for Enterprise (DfE) to erect a temporary structure within Nobles Park, Douglas, to satisfy the requirement for alcohol provision during the TT and Festival of Motorcycling (FOM). This paper will explain the following:
a. Food and beverage concessions are an important element of any festival event. As well as providing basic refreshments for visitors, modern festivals use food and beverage as significant source of revenue and if delivered effectively, a relevant part of the visitor’s event experience in its own right.
b. The DfE has previously let space in the TT Paddock and Grandstand Site for a beer tent as part of its food and beverage offering at the TT and IOM FOM which local brewery Heron & Brearley (H&B) has operated for several years. This long-term agreement came to an end in September 2017 offering an opportunity to consider options for the future.
c. The previous offering is considered basic in terms of facilities, product offering and entertainment. The standard seen at other major sports and entertainment festivals is significantly higher than has been available at the TT and IOMFOM to date.
d. The size of the previously used licensed area has proved problematic to enforce given the volume of customers, as has the physical location. At peak times the space allocated has proved to be insufficient, with patrons of the licensed space being forced to consume drinks outside of the licensed area - effectively breaching the terms of the licence. Meanwhile the site is situated in close proximity to retail activity causing significant crowd density issues at peak times.
e. In order to achieve a more satisfactory situation, and provide a better overall TT and FOM visitor experience, the DfE concluded that there was a requirement to move the alcohol provision facility from its traditional location which was considered no longer fit for purpose. It was proposed that a new 1,375m2 space was to be allocated in Nobles Park, removing issues surrounding overcrowding and providing effective mechanisms for deliveries and servicing.
f. The DfE working with the Treasury Procurement team carried out a tender to appoint a single supplier for the main Alcohol Provision concession for the TT and IOMFOM for 2018 and beyond. On 22 Nov 2017 a meeting was held with Planning and Building Control whereby the plans for relocating the alcohol provision facility were discussed in principle. At this stage, as the tender process had not finished, the type and detail of the structure was not available, however, it was clear at that meeting on 22 Nov 2017 that planning approval would be required. That tender process is now complete and it is planned to award H&B to deliver the requirement. It is now necessary to apply for planning permission to erect the proposed structure for the TT and FOM and operate it as a public house for the periods of the event. In the case of TT the event dates are 26th May to 9th June.
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a. Schedule of Basic and scaled Drawings (SODs). The following Annexs apply:
b. SOD-1 DfE versus Douglas Borough Council (DBC). The DfE has an agreement with DBC to license the "Licensed Area" as shown at SOD-1 edged blue in colour. The initial license term is for a period of 7 years, commencing on and including the 1st day of January 2016. That license can be extended subject to certain conditions as detailed within the license and up to maximum limit. A copy of the license is attached to this application art Annex E. c. SOD-2 - License Definitions. SOD-2 shows a copy of the detail of the relevant definitions held within the license with DBC (c) (B), and highlights the 'Specified Periods', 'Permitted Use' and 'The Fields'. In summary, the DfE can use the area known as 'the fields' on the plan, ONLY if DBC grant a variation to the license. This variation has been requested by DfE to Head of Parks for DBC and will be considered at the end of Feb 2018 at a DBC sitting. Additionally, due to the time taken to prepare the site for the event, a request has been submitted to DBC to permit access to the site before the 'Specified periods' and this period will start from Sat 12th May 2018. d. SOD-3 -Basic Site Overview (Powerpoint). This shows the location of the site drawn onto an overhead aerial picture from 2015, within Nobles Park, Douglas. The site is outlined in red and measures . Other signiifvtant activities are as follows:
e. Tree Survey. Two trees are located within the proposed site, labelled Tree 1 and Tree 2. On SOD-3 each tree has a blue circle shown drawn with a 15 m radius. A full tree survey of the area has taken place, a copy of which is at Annex E. The planned location of the structure makes no impact on the 2 trees. [^0] [^0]: Signed long term lease Nobles Park 13_04_2016 09_33_36
f. SOD-4/5 - Photographs. These 2 photographs show the site, the 2 trees and one of the access points from Glencrutchery Road g. SOD 6-15. The sketches at SOD-6 to SOD-15 show the artists impression of the proposal and show how the portable metal containers would be configured to construct the structure.
a. Introduction. The proposal seeks planning permission for the erection of a temporary public house, constructed from metal containers, in connection with the IOM TT and FOM on the application site. This planning permission application is for the structure to be erected for the b. Entertainment on Site. The intention is to provide entertainment on site, to include amplified music in accordance with the terms of the licensing court. There would be a full audio visual system for entertainment and a stage and associated public address system. Preparation for the events would likely commence from 08:30 with the facility open to guests in accordance with the license terms. These timings are anticipated to be from 12:00Hrs midday to 0000 Hrs midnight. c. Scaled and Architect Drawings. The following annexes apply:
d. Rainwater Run-Off. The main structure made of metal containers is of a boxed shape with a flat roof. The design of the containers is such that water flows to the individual corners of the containers. The canopy shown within the SOD will have natural flow associated with its shape. It is intended to allow rain water to naturally drain from the containers and canopy onto the surrounding land for the limited period of the events. e. Facilities.
f. Local Employment.
g. Site Erection/Dismantling. The build of the structure would take approximately 2 weeks to erect and 2 weeks to dismantle.
h. Environmental Impact:
a. General Event Noise. There is an increase in surrounding noise associated with increased footfall due to the events.
b. Noise from Event Entertainment. Amplified noise will be associated with the entertainment program proposed at the site.
c. History of Noise Complaints. Verbal discussions with IOM Police over the history of noise complaints from the existing Nobles Park site, highlighted that there have been no noise complaints from the site during previous events. Entertainment will only take place throughout the times of the license obtained. Entertainment which involves amplified noise will be de-conflicted by time when considering the noise possibly produced at the VIP facility.
i. Recreation Policy and Public Open Space. The loss of public open space proposed to be occupied by the H&B site for the periods in question will be offset by the fact it is being replaced by a recreational facility with amenity value to the local community as well as visitors to the IOM.
j. Car parking. SOD-3 shows the general areas used for car parking in previous events and this will not change. A traffic management plan will be in place that ensures a flow into and out of the car parking areas.
k. Highways Services Division. Highway Services Division has been consulted over the proposed site, in particular if any concerns would be raised with the access from Glencrutchery road for re-supply and serving of the facility. As this was already in use with the existing VIP facility and that any increase in service traffic would be minimal, no concerns were raised³.
l. Applicant. The Applicant is the Department for Enterprise. The application follows pre-application discussions with a senior planning officer from the IOM planning and Building Control.
a. The Isle of Man Constabulary Central Alcohol Unit and the Isle of Man Fire and Rescue Service have been consulted prior to this application and have raised no concerns to the erection
² https://www.gov.im/smokinglegislation
³ Email from Hazel Reid at Highway Services Division dated 22nd Dec 2017.
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of the structure, other than the short timescales remaining in order to obtain the necessary planning permission. DBC have provided letters of comfort in respect of the licensing application and copies of these letters are at Annex I.
a. The recent history of the site has the following relevant planning application; 14/00170/B, which details the planning application relating to the temporary VIP structure as shown visually in the aerial photo at SOD-3 and outlined in blue in the scaled drawings. A copy of 14/00170/B is at Annex J.
a. The commercial elements of the tender process to provide improved facilities for the TT/FOM visitors align with the statement at paragraph 4 to the paper 'Summary of proceedings in the council of ministers Sep 2009', where it was recommended that the Council of Ministers adopts the following policy statement in respect of motorsports events:
'The Isle of Man Government will actively promote, support and in respect of the TT and Festival of Motorcycling deliver, motorsport events on the Isle of Man which contribute to the economic development of the Island by attracting visitors, securing employment and developing wider business and commercial opportunities'.
b. The IOM TT and FOM are very special and unique events with significant cultural and economic importance to the Isle of Man. As the popularity of the events have increased and continue to do so, there is a requirement to match that increase in visitor numbers with improved offerings of the facilities on site, whilst mindful of the need for effective safety management of the event. The proposal would support the operation of the events and improve the overall visitor experience. The proposal would support temporary jobs and would have a positive economic impact.
Nigel Crennell
TT Production Manager
Department for Enterprise
Annexes:
A. Application for planning approval B. Certificate of land ownership. C. Planning application checklist. D. Schedule of basic sketches. E. Tree Survey. F. DfE ArcGIS 1:1250 and 1:2500 scaled drawings. G. Manufacturer supplied scaled drawings. H: MUA drawings for new electrical supply. I. DBC Letters of Comfort. J. Planning Application 14/00170/B: K. License between DBC and the Dept.
4 https://www.gov.im/media/631349/summaryofproceedingsofthecouncil.doc
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