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1.1 The application site is the curtilage of St Johns Football Club, Foxdale Road, St Johns. This application relates specifically to the Clubhouse. In the curtilage of the site there is the Clubhouse, car park and playing fields. The Clubhouse provides function facilities including kitchen area and bar and also changing and toilet facilities.
1.2 There are mature evergreen trees on the boundary of the site shared with the highway. The site is well screened as a result.
2.1 The application seeks approval for the erection of an extension to provide new toilets and store. The extension would be to the rear (south west) elevation and would measure approximately 10.4m x 4m. The extension would be finished with timber boarding and a fibre glass flat roof.
2.2 Also proposed is the installation of French doors in the elevation which faces out onto the playing fields.
3.1 There have been a number of previous applications for the extension of the clubhouse, none of which is considered to be specifically material in the assessment of the current application.
4.1 The application site is within an area identified as "Recreational" on The St Johns Local Plan 1999. Given the nature of the application it is appropriate to consider General Policy 2 of The Isle of Man Strategic Plan (20th June, 2007).
5.1 Patrick Commissioners, in a letter received 14th January, 2015, indicate that they have no comments.
6.1 The key considerations in the assessment of the application are the principle of the development, the impact upon the character and appearance of the building and the impact upon the site in general.
6.2 The site is within an area identified as "Recreational" and therefore zoned for such uses. The Clubhouse is ancillary to the use of the site and therefore the principle of the extension to provide additional facilities is considered to be acceptable.
6.3 The proposed extension would be simple in appearance and would be a modest addition to the existing building in terms of size. The extension would be on the rear elevation which is closest to the highway. While the extension would be visible it would not elongate the clubhouse and would not result in an undue increase in massing given that the extension would be central and lower than that existing building. The extension would be finished with timber boarding; this would match the existing building. Given the existing screening on the boundary shared with the highway it is considered that the extension would not result in any undue visual impact.
6.4 Given that the extension would be to the elevation closest to the highway, the development would not interrupt the sports pitches or increase the visual impact of the building when viewed from the Old Railway Line.
6.5 The only alterations which would be visible from the Old Railway Line would be the installation of French doors in the north east elevation to replace the single entrance door. This alteration is considered to be fairly minor and would not significantly alter the character and appearance of the building.
6.6 The proposed development is contained to the developed area of the site and would not affect the playing pitches; it is therefore considered that the proposal would not have an adverse impact upon the character and appearance of the landscape in general.
6.7 For the above reasons the application is considered to be acceptable and is recommended for approval.
7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
| Recommendation | |
|---|---|
| Recommended Decision: | Permitted |
| Date of Recommendation: | 03.02.2015 |
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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.
This approval relates to drawings 01, 02 and 03 received 24th December 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date : 4-2-15
Determining officer (delete as appropriate)
Signed : _________________________ Chris Balmer Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : _________________________ Jennifer Chance Head of Development Management
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