DEC Officer Report

Application No.: 23/01267/B Applicant: Mr Colin Purvis Proposal: Single Storey flat roof extension to front of current clubhouse with roof terrace above Site Address: Douglas High School Old Boys Afc Blackberry Lane Douglas IM2 4PD Planning Officer: Ms Jill Nixon Recommended Decision: Permitted Date of Recommendation: 14.02.2024

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. It is considered that the planning application is an acceptable form of development and would comply with the principles of General Policy 2 of the IOM Strategic Plan

Plans/Drawings/Information; This decision relates to the following plans/drawings all received on 14.11.2023 Location Plan 1.03 Proposed Site layout 1.04 Proposed Elevations and floorplans 1.02 Proposed Roof Plan 1.06 _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site is Douglas High School Old Boys A F C which lies to the southwest of Blackberry Lane and northeast of Summerhill Glen. The site comprises of a single storey pitched roof club house and an area of hardscaping (car park) both located to the northern boundary of the site. The majority of the site is made up of playing fields which are to the south of the clubhouse.

2.0 PROPOSAL - 2.1 The application seeks approval for the erection of single story flat roof extension to the front of clubhouse with a roof terrace and external stair case. - 2.2 The proposed extension would be sited to the front elevation of the clubhouse, it would be 24.5m, wide, which is the fully extent of the existing building width. The proposed depth would be stepped with a maximum projection of 5.1m and minimum projection of 3.025m. The existing stepped foot print of the building would offset the maximum projection and the maximum projection from the front building line would be approximately 4m. The proposed extension would have a flat roof, that would be 2.8m high which is the eaves height of the existing clubhouse. - 2.3 The proposed extension incorporates a roof terrace on part of the roof. The proposed roof terrace would be 14.14m wide and have a maximum depth of 3.7m. The terrace would have a glass balustrade 1.04m high and would be accessed by an external staircase located to the side.

3.0 PLANNING POLICY - 3.1 The site is partly within Onchan and partly within Douglas. In terms of land use designation the site is designated as a "Green Gap" and "Open Space - Sports Pitch(es)" under the Area Plan for the East. - 3.2 Under the Area Plan for the East the following are relevant for consideration; "Douglas and Onchan (Blackberry Lane) - The existing green space separating Douglas and Onchan consists of well-maintained farmland, sports pitches and a seasonal campsite. It provides valuable recreational space for the inhabitants of both settlements and is the last remaining physical break between Douglas and Onchan. It is however recognised that part of this area has been mooted as being potentially suitable for key social infrastructure and is possibly needed to improve highway infrastructure at the Mountain Road/Governor's Road junction. Any future applications will be considered on their merits taking into account the proposals set out in this plan and the Strategic Plan (see Maps 3 and 6). - 3.3 Natural Environment Proposal 2 (Green Gap) Between the settlements of Douglas and Onchan in the area straddling Blackberry Lane, development which would erode the separation and detract from the openness between the settlements will not normally be supported. Applications may be considered favourably if reason for an exception can be demonstrated in line with General Policy 3(g)." - 3.4 The following policies of the IOMSP are relevant to consider: - 3.5 Strategic Policy 5 states: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies."

3.6 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (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 unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

3.7 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

• (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
• (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
• (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
• (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
• (e) location-dependent development in connection with the working of minerals or the provision of necessary services;
• (f) building and engineering operations which are essential for the conduct of agriculture or forestry;
• (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
• (h) buildings or works required for interpretation of the countryside, its wildlife or heritage."

3.8 Recreation Policy 1 states: "Area Plans should incorporate an assessment of the indoor and outdoor sport and recreation needs of the plan area, and the wider context and include proposals to:

• o retain existing sporting facilities and open space provision unless alternative provision of equivalent community benefit and of equivalent or better accessibility is made available;

• o identify suitable sites to make good any deficiency in provision both for existing and future residents of the area; and
• o ensure appropriate provision is made as part of any proposed residential development, in accordance with the Open Space Standards set out in Appendix 6 to the Plan, related to the needs generated by the development, unless the specific housing provision within the

development justifies a reduced provision in relation to specific types of open space requirement."

3.9 Recreation Policy 2 states: "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:

• (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."

3.10 Transport Policy 1 states: "New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes." - 3.11 Transport Policy 4 states: "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan." - 3.12 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7."

4.0 PLANNING HISTORY - 4.1 There are a number of planning applications associated with this site; the following is considered relevant; - 4.2 22/00368/B Erection of single story flat roof extension to front of clubhouse - Refused for the following reason; Given the extensions flat roofed design, coupled with the significant size of such extension to the front of the existing clubhouse; it is considered the proposal would fail General Policy 2 (b & c) of the IOMSP as it would fail to respects the site and surroundings in terms of the siting, layout, scale, form, design of the existing building and adversely affect the character of the surrounding landscape.

5.0 REPRESENTATIONS - 5.1 Copies of representations received can be viewed on the government's website. This report contains summaries only. - 5.2 Onchan District Commissioners recommend the application is approved (04.12.2023). - 5.3 Highway Services comment there is no highway interest (24.11.2023).

6.0 ASSESSMENT - 6.1 The main issues relating to this application are; the principle of the use of the site; and the design and visual impact of the development. Principle of the use of the site - 6.2 As outlined in the currently land use designated the site is designated as a "Green Gap" and "Open Space - Sports Pitch(es)". The site has also had approval and been used for football purposes for a number of years. Accordingly, in terms of the principle of extending the

clubhouse there are no concerns, especially as the extension does not interfere with the sports pitches, rather the area of hardstanding which fronts the existing clubhouse.

Design and Visual Impact

6.3 This application has been designed to address the following reason for refusal attached to planning application 22/00368/B

"Given the extensions flat roofed design, coupled with the significant size of such extension to the front of the existing clubhouse; it is considered the proposal would fail General Policy 2 (b & c) of the IOMSP as it would fail to respects the site and surroundings in terms of the siting, layout, scale, form, design of the existing building and adversely affect the character of the surrounding landscape." The reason for refusal related to the design/ visual impact and was also for a flat roof extension to the front of the clubhouse, it therefore seems reasonable when assessing the scheme to consider the differences

6.4 The current proposal would also span the entire width of the front elevation of the clubhouse and would have a flat roof. However the depth of the proposal has been reduced from that refused and it has been stepped to further reduces the massing - 6.5 The introduction of a roof terrace above part of the proposed extension as is the introduction of the cladding. It is considered that these two additions will result in overall improvement to the design of the clubhouse. The proposed roof terrace will add interest to the building and the proposed cladding to the existing side elevations of the building would tie the extension in to appear as an integral part of the building rather than a bolt on addition. - 6.6 It is considered that this amended proposal would improve the design of the building and its siting, location and scale would be in keeping with the character of the landscape of this Green Gap site.

"They are intended to represent a buffer area within which any development proposals will be scrutinised in terms of the potential impacts on the recognised openness that exists and whether such development would lead to greater coalescence between settlements."

6.7 While the design of the extension raises concern; it is considered difficult to argue that the extension would result in a "greater coalescence between settlements". In terms the overall area of the site the extension would equate to a very smaller percentage of this area. Accordingly, it is not considered the proposal would impact the "Green Gap" designation and the aims of this.

7.0 CONCLUSION - 7.1 The principle and amended design of the proposal are considered to comply with all the relevant adopted Planning Policies and the application is therefore recommended for approval

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;

• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status.

I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 19.02.2024 Determining officer

Signed : A MORGAN Abigail Morgan Acting Head of Development Management

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