12 July 2017 · Planning Committee
Tennis Courts Off, Belgravia Road, Onchan, Isle Of Man, IM3 1hf
Onchan District Commissioners applied to convert five underused tarmac tennis courts, surrounded by mesh fencing and tree lines on a corner plot adjoining Belgravia Road and near Onchan Park, into approximately 90 car parking spaces.
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The officer identified four main issues: the principle of changing public open space zoned for recreation to car parking; impact on neighbouring amenities; highway safety; and visual impact.
General Policy 2
Requires development in zoned areas to respect surroundings, not adversely affect landscape/townscape character (b,c), amenity of residents/character of locality (g), or road safety/traffic (i). Officer assessed proposal fails these as car park harms visual amenity/street scene, residential amenities via noise, and lacks safe access proof.
General Policy 3
Prohibits development outside zoned areas except specific exceptions (e.g. agriculture, minerals). Site is Public Open Space (not zoned for development/car parking); proposal does not fall within exceptions, establishing fundamental policy conflict.
Recreation Policy 2
Prohibits loss of open space/recreation facility of community value unless equivalent replacement provided or overall community gain with no significant local effect. Application silent on exceptions; no evidence of alternatives or gain outweighing loss, especially given potential for other uses.
Transport Policy 4
Requires highways to safely accommodate development traffic per environmental objectives. No visibility splays or pedestrian details provided; fails to demonstrate safe access from Royal Drive.
Environment Policy 22
Prohibits development harming amenity via noise/light pollution etc. 90-space car park would generate substantial engine noise from manoeuvring traffic near residences (prolonged vs passing traffic), especially potential 24/7 use.
Environment Policy 42
Requires new development to reflect local character; prohibits removal of open/green spaces contributing to visual amenity/sense of place. Replacing open tennis courts with large car park significantly alters site/area character detrimentally.
Onchan Local Plan Order 2000 - O/TRT/P/5
Designates Onchan Park (including site) for continued recreation/open space. Proposal's loss of courts directly contravenes this specific local designation.
No visibility splays provided; cannot fully assess without them; consider pedestrian access.
Isle of Man Sport objects to the loss of the tennis courts as a recreational facility without equivalent replacement provision, citing conflicts with DEFA Strategic Plan and sport strategy. DOI Highways Division defers comment pending visibility splay information and pedestrian access details.
Key concern: loss of recreation or sporting facility without equivalent replacement
Isle of Man Sport
Objection"Development which would adversely affect, or result in the loss of Open Space or a recreation 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:"; "we would recommend that this application is refused"; "Without access to facilities around the Island, participation will decrease, there will be fewer activities to do, more anti-social behaviour and generally speaking the health of the residents on the Island will deteriorate."
Department of Infrastructure (DOI) Highways Division
No CommentNo visibility splays have been indicated and without this information it is not possible to fully assess the application. The applicant should also consider the provision of pedestrian access to the car park.
Conditions requested: provide a drawing to an appropriate scale that indicates the visibility that can be achieved over land within their control from a point 2.4m back from the edge of carriageway to the near side carriageway edge in both directions
