Officer Report and Recommendation

Case Officer: Mr Ian Brooks Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Site

1. The application site is Cronk Grianagh Park, which is located between the public highways of Ballanawin/Cronk Grianagh and the River Dhoo. The site is zoned as public open space in the Braddan Parish District Local Plan 1991.

Proposed Development

1. The application seeks planning permission for the creation of a BMX track.

Planning Status And Relevant Policies

1. Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 2 and Recreation Policy 2

Planning History

1. There are no previous planning application considered material in the assessment of the application:

Representations

1. Braddan Parish Commissioners recommend that the application approved.

1. Highways Division of the Department of Infrastructure do not oppose the application.

1. The Isle of Man Water and Sewerage Authority do not object to the application.

Assessment

Open Space

1. The site is an area of public open space within a residential area and therefore Recreation Policy 2 of the Strategic Plan must be considered. The policy states that "Development which would adversely affect, or result in the loss of Open Space or a recreational facility that is or has the potential to be, of recreational or amenity value to the community will not be permitted except in the following circumstances:

• (a) where alternative provision of equivalent community benefit and of equivalent or better accessibility is made available; and

• (b) where there would be an overall community gain from the development, and the particular loss of the open space or recreation facility would have no significant unacceptable effect on local open space or recreation provision or on the character or amenity of the area."

Application No.:	11/01247/B
Applicant:	Braddan Parish Commissioners
Proposal:	Creation of a BMX track
Site Address:	Cronk Grianagh Park Strang Douglas Isle Of Man

1. This policy seeks to protect both open space and recreational facilities. The proposed development would undoubtedly result in the loss of open space. However it would also result in the provision of a recreation facility. Effectively therefore there would be no net loss in the type of facility that the policy is seeking to protect; merely a change from one type to another. That being the case it is not considered necessary for the proposal to comply with the two criteria in the policy.

Visual Impact

1. In respect of the visual impact of the proposal on the locality, the applicant has indicated that the track will be made up of soil, crushed road, sand and clean stone. The surrounding area and banks will be laid to lawn, including the centre of the track. Any views of the track are confined to the area. The siting is in the lowest part of the park. The maximum height of the track is 2m. There are other BMX tracks on the Island that are located in parks, such as Nobles Park. It is considered the proposal will not adversely affect the visual amenities of the park.

Recommendation

1. It is recommended that planning permission be granted subject to conditions.

Party Status

1. The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.

1. The Highways Division is part of the Department of Infrastructure of which the planning authority is part of. As such, the Highways Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 03.01.2012

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 creation of a BMX track as shown in drawing numbers 01, 02 and 03 date stamped 8th September 2011, 03 Revision A and Specification date stamped 20th December 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 11/11/12

Determining officer (delete as appropriate)

Signed: _________________________ Anthony Holmes Senior Planning Officer

Signed: _________________________ Michael Gallagher Director of Planning and Building Control

Signed: _________________________ Sarah Corlett Senior Planning Officer

Signed: _________________________ Jennifer Chance Development Control Manager