14 December 2020 · Planning Committee
20, Finch Road, Douglas, Isle Of Man, IM1 2ps
The site is a vacant three-storey end-of-terrace office building with basement at 20 Finch Road, Douglas, in a mixed office and residential area near public car parks and bus stops. The proposal changes the ground floor and basement to a Faith Centre with reception and prayer rooms/social spaces, while retaining office…
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The proposal was approved because it optimises the use of a redundant Registered Building in a central location, reusing vacant space for community facilities accessible by public transport, walking, …
Strategic Policy 1
Requires optimising use of redundant buildings. Officer assessed reuse of vacant offices for community facilities as compliant, bringing building back into beneficial use without needing new build.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs new development to existing towns/villages. Site in Douglas town centre deemed suitable central location.
Strategic Policy 10
Promotes integrated transport minimising car use, maximising public transport, no highway harm. Near bus stops/car parks, bike/disabled provision, parking survey confirmed no unacceptable on-street pressure.
General Policy 2
Requires development to respect surroundings, protect amenity/character, provide access/parking, no road safety harm. Assessed as compliant despite zoning tension; parking/amenity impacts mitigated.
Environment Policy 32
Prohibits extensions/alterations detrimental to Registered Building character. Front remodelling neutral, rear ramp not visible/public, overall acceptable.
Environment Policy 33
Permits change of use of Registered Buildings if appropriate and non-detrimental. Office to community suitable for gatherings; no character harm.
Community Policy 2
Supports new community facilities in accessible locations reusing vacant buildings. Central site near transport serves local population well.
Transport Policy 7
Requires parking per standards, relaxable for Registered Building reuse near bus routes. Relaxed here; survey showed sufficiency.
Time limit
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.
Approved plans
The uses hereby approved shall only be undertaken in accordance with the floorplans as shown on drawings JTM 1920-P-03 Rev A (date stamped as having been received 02.12.20) and JTM 1920-P-04 (date stamped as having been received 15.09.20). Reason: For the avoidance of doubt and to ensure that the application takes place in accordance with the approved plans.
Parking and storage prior to use
The proposed cycle parking, disabled parking provision and bin storage facilities must be installed in accordance with JTM 1920-P-05 Rev A and JTM 1920-P-06 Rev A (both date stamped as having been received 22.10.20) prior to the approved use commencing, and shall be retained as such thereafter. Reason: To ensure that the facilities are provided prior to the use commencing.
No amplification except prayer rooms
No amplification equipment to be used except for in the prayer rooms/social space. Reason: the religious needs of the local Muslim community needs to be balanced against potential impact on the amenities of neighbouring occupiers.
Office use tied to community facility
The office use within the building may only be undertaken in association with the overall use of the building as an Other Community Facility - Class 4.3 of the Town and Country Planning (Use Classes) Order 2019. Reason: To clarify the basis of the approval.
no objection
requested additional information regarding bin/cycling storage; plans later provided (implied no objection after)
no objections on the change of use since it reuses a vacant building; no objection subject to works as per method statement
Highways welcomed accessibility improvements but requested additional information on bin/bike store, disabled parking dimensions, and ramp details. Douglas Borough Council had no objections. A public comment raised concerns about noise and parking.
Key concern: bin and bike store not identified on proposed plans
Department of Infrastructure
Conditional No ObjectionThe intended bin and bike store are not identified on the proposed plans. These should be provided as separate, covered and secure facilities; For bicycle parking the Manual for Manx Roads / Active Travel Wales criteria apply; further information and revisions are necessary to clarify and confirm details on bicycle and disabled parking and waste bins; Recommendation: Additional information / revisions
Conditions requested: dimension disabled bays at 6.6 x 3.6m (or workable 6 x 3.6m); provide bin store with containers to local authority requirements; provide bicycle parking per Manual for Manx Roads / Active Travel Wales criteria (1:50sqm short stay visitor for assembly/leisure, 1 space per 5 staff); ramp to include 2m width, at least one hand rail at 1m height; clarify and confirm details on bicycle and disabled parking and waste bins
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections
