Alterations and extension to provide replacement changing facilities (comprising amendment to PA 12/00873/B)
Site Address:
Castletown Metropolitan Football Stadium Malew Road Castletown Isle Of Man IM9 4EA
Case Officer:
Miss S E Corlett
Photo Taken:
Site Visit:
Expected Decision Level:
Officer Delegation
The Site
The site is the curtilage of Castletown Metropolitan Football Club grounds located on the western side of the Malew Road A3. The grounds are accessed directly from the A3 through entrance gates to a parking area alongside the grandstand and clubhouse.
The site has to its south a lane which leads to Castletown's primary sub station building and which also gives access to one existing dwelling, Gardenfield, and an area which has permission for the erection of two dwellings (PA 11/0505). To the north and east of the site is open countryside and to the south east are five properties, the closest of which is Cool Veg whose garage is only 3m from the access to the parking area.
The seating area (stadium) is covered and provides four rows of seating with clubhouse facilities to the rear within the covered area.
The Proposal
Proposed is the re-development of the central section, widening the building towards the pitch by 1.5m, removing the seating and providing additional changing, toilet and storage facilities including dedicated junior home and away changing facilities. The changing facilities which presently encroaching into the Castletown Rifle Club space will be converted to a boiler room. Access for disabled people will be available to the new changing facilities and a dedicated disabled person's toilet provided also. The new facilities will be housed in a building which will be 750mm higher than the existing and adjoining buildings
The building will be finished in metal roof sheeting and rendered and dashed walling to match the existing building to the right. This differs only slightly from the scheme approved under PA 12/00873 in that areas of roofing are to be replaced with non-asbestos sheeting to match the existing and also the addition of steps up to the clubhouse by the side of the ramp. A rear approved window is to become patio doors.
Planning Status And Policy
The site is designated on the Castletown Local Plan of 1989 as Open Space (Playing Field) and on the Southern Area Plan of 2013 as Open Space for particular purposes: Playing Field.
As such, the provisions of General Policy 2 are applicable:
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 space around them; c) does not affect adversely the character of the surrounding landscape or townscape; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) does not have an adverse effect on road safety or traffic flows on the local highways".
Planning History
The site has been the subject of previous applications for alterations and the provision of new facilities, all permitted:
PA 84/01043 - extension to the rifle range PA 90/01379 - fencing PA 93/00055 - alterations and extensions PA 01/01470 - erection of replacement stadium (not undertaken) PA 04/01838 - erection of replacement changing rooms PA 12/00873 - alterations and extension.
Permission has also been given for telecommunications facilities under PA 08/00482 and 97/01699.
Representations
Castletown Commissioners indicate that they do not oppose the application.
Assessment
The football club has the benefit of not being immediately alongside residential property, or at least that their buildings are not immediately alongside residential property which would be affected by any change in height or massing. There is also substantial tree and hedge plants around the site which help enclose it and provide a visual and acoustic barrier to the site. What is proposed will improve the appearance of the building and greatly improve the facilities available to the club and the users of the site in line with the opening statement in Chapter 10 of the Strategic Plan, which states "The quality of life on the Island and the quality of our environment are improved by attractive open space and by facilities for recreation and other community purposes". The proposal is not significantly different from what already has approval under PA 12/00873.
As such the application is recommended for approval.
Party Status
The local authority, Castletown Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
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 alterations and extensions shown in drawings 001, 002B, 003 and 004 all received on 11th February, 2013.
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 : Date : 18/3/13
Determining officer (delete as appropriate)
Signed : A. H. H. S. 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
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