Officer Report

Application No.: 16/00782/B Applicant: Ramsey Rugby Club Proposal: Installation of a storage container with extension of existing fencing Site Address: Ramsey Rugby Club Mooragh Promenade Ramsey Isle Of Man Case Officer : Mr Jason Singleton Expected Decision Level: Officer Delegation

Officer’s Report APPLICATION SITE

1.1 The site represents part the curtilage of Ramsey Rugby Club playing fields sited on the western side of Mooragh Promenade, Ramsey. The location of the works sits to the east, where there is a close boarded fenced off area which houses, a generator; a container for sports associated equipment for the rugby club; and barrel storage for the club house. THE PROPOSAL - 2.1 Proposed is the installation of an additional shipping container to provide additional storage and to extend the timber fencing to encompass the proposed container.

2.3 It is understood the need for the additional container is one of lack of storage and as the club is expanding, greater demand is placed on having adequate training equipment. At present some of the equipment is stored outside and can be subjected to vandalism and weathering. The purpose of the additional container would allow all the equipment to be securely placed inside. - 2.4 The container would be the same size as the existing and the fencing area would extend eastwards 4.0m to accommodate the container and provide some storage alongside. The fencing would be the same vertical boarding pattern and height as the existing which would screen the containers presence.

PLANNING HISTORY

3.1 The application site has been the subject of nine previous planning applications with the most recent planning application granted planning approval in 2013 for the Installation of floodlighting under PA13/00317/B.

3.2 Previous applications have seen the re-surfacing of road and construction of 48 car parking spaces and associated landscaping on the western edge of the application site under PA 11/00761/B. Prior to this application, permission was granted in 2008 under PA 08/01414/B for the extension of the existing storage compound. The six previous planning applications are dated from 1990 to 2005 and not considered relevant to the assessment of this current planning application. DEVELOPMENT PLAN POLICIES - 4.1 In terms of local plan policy, the application site is within an area designated as an area of Public Open Space under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998 Map No. 1 (North). There are no policies within Planning Circular 2/99, the written statement

accompanies the Local Plan, considered specifically relevant to the assessment of this current planning application.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered materially relevant to the assessment of this current planning application:

General Policy 2 states: "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:

• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality;

REPRESENTATIONS

5.1 Ramsey Commissioners have no objection (23/08/16) ASSESSMENT - 6.1 The fundamental issue to consider in the assessment of this planning application is the impact of the proposal on the surrounding area and public amenity.

6.2 The proposed extension to the current storage facility would not be considered to harm public or private amenity and has no impact on highway safety. The addition is considered to be appropriate and in keeping with the existing. The container(s) could be easily removed should they become redundant or a more permanent storage facility is constructed. However, it is considered appropriate to require the landscaping of the storage area now that it is becoming larger. RECOMMENDATION - 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. INTERESTED PERSON STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation Recommended Decision: Permitted Date of Recommendation: 24.08.2016 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions

- C 1.

The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. Prior to the commencement of the works hereby approved, a landscaping plan must be submitted and approved in writing by the Department to help soften the impact of the fenced area. REASON: To soften the appearance of the fencing
• C 3. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.

REASON: the landscaping of the site is an integral part of the scheme and must be implemented as approved.

This approval relates to drawings submitted on 8th July 2016 referenced; 16/1182/01; 16/1182/02; 16/1182/03

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 13.09.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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