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Government Railig: Ellin Vannir
PT Associates The Studio 26, Falcon Street Douglas Isle of Man IM2 3HA
In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by Warehouse Fitness Ltd, Ref 13/00633/B, for the conversion of vacant warehouse / workshop to provide gymnasium to ground floor and a childcare facility to first floor with associated parking provision at Diamond House Demesne Road Douglas Isle of Man IM1 3DS subject to compliance with the following condition(s):
Date of Issue: 30th August 2013
Director of Planning and Building Control
This decision was made by a Senior Planning Officer in accordance with the authority delegated to them. This permission refers only to that required under the Town and Country Planning (Development Procedure) Order 2005. Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.
An appeal form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website www.gov.im/transport/planning/plan/applications/decision.xml
Please note that a copy of the Officer's report which led to the decision, together with correspondence relative to the application, are available for inspection at the Department.
The proposed development must not be commenced until either;
Whichever is the later.
If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department's public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House.
Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice.
Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF Tel (01624 685950) email; [email protected]
13/00633/B
Case Officer: Miss Melissa McKnight Photo Taken: Site Visit: Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE 1.1 The application site is the curtilage of Diamond House, a two storey end unit sited on the south western side of Demesne Road at the junction with Westmoreland Road. 1.2 The application site building is prominent within the street scene given its siting. The building appears as an industrial unit and attached to the south west elevation is a disused garage. 1.3 The immediate surrounding area has a mix of uses with industrial units, offices and residential to the north east of the site.
1.0 THE PROPOSAL 1.1 The planning application seeks approval for the conversion of vacant warehouse/workshop to provide gymnasium to ground floor and a childcare facility to the first floor with associated parking provision. 1.2 The proposed ground floor would be used as a dance studio with the first floor to be used as a nursery providing two nursery areas, quiet and sleeping area, kitchen and changing and toilet area. 1.3 The nursery would be split into three areas:
| Application No.: | 13/00633/B |
| Applicant: | Warehouse Fitness Ltd |
| Proposal: | Conversion of vacant warehouse / workshop to provide gymnasium to ground floor and a childcare facility to first floor with associated parking provision |
| Site Address: | Diamond House |
| Demesne Road | |
| Douglas | |
| Isle Of Man | |
| IM1 3DS |
1.4 Overall the proposed childcare facility would accommodate a maximum of 25 children and 6 members of staff. The facility would be open to the public as well as for use by gym members. 1.5 Also proposed are the replacement of the existing timber access doors with new double glazed screen within the existing aperture and the replacement of the existing personnel/access door with a new glazed door to create a new entrance.
2.1 The application site has been the subject of twenty five previous planning applications, four of which granted planning approval and are considered materially relevant to the assessment of this current planning application given the nature of development proposed:
PA 13/00017/C: Change of use of part of existing therapy room facilities to provide creche for use by members during their visit to the gym. This previous planning application was permitted.
PA 12/01173/B: Enclosure of area under existing canopy to front of shop area to create a coffee lounge.
PA 12/00899/B: Alteration and conversion of redundant storage area to a gymnasium to be used in conjunction with existing health/beauty facility (Amendment to PA 11/01148/B). This previous planning application was permitted.
PA 11/01148/B: Alteration and conversion of redundant storage area to a gymnasium to be used in conjunction with existing health/beauty facility. This previous planning application was permitted.
PA 10/01307/B: Conversion of existing ground floor office and first floor store to a hairdresser's salon with treatment and therapy rooms. This previous planning application was permitted.
2.1 In terms of local plan policy, the application site is an area of Predominantly Residential under the Douglas Local Plan Order 1998 Map No. 1 (Central Area). There are no policies within the local plan considered specifically material to the assessment of this planning application.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application.
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."
3.1 Douglas Borough Council has no objection to the current planning application. 3.2 The Department of Infrastructure (DOI) Highways Division have stated that on receipt of amended plans detailing the correct site boundary and all proposed parking and drop off away from the public highway, the application meets the Highways standards.
4.1 The use of a premises as a childcare facility does not readily fit into any established use class in the Isle of Man Use Classes Order and variously throughout the Island nurseries have predominantly been accommodated largely in established residential areas or newly developed residential areas. There are a number of other nurseries accommodated outside residential areas, such as Parklands Day Nursery which is accommodated within Mooragh Park, Park House Nursery which is situated in the Isle of Man Business Park estate and Mooinjer Veggey nursery which is accommodated in the Old School House alongside Braddan Primary School. Each of these facilities varies greatly in terms of the amount of space available, parking facilities and access and it is accepted that many do not have ideal access points or dedicated parking provisions in place but can offer adequate parking within close proximity to the site. 4.2 In assessing how the proposal may affect the surrounding area, consideration should be given to the amenity of existing buildings and the compatibility of the proposed use with existing uses within the area and those within the locality. 4.3 The surrounding area has been identified as predominantly residential with a number of offices located adjacent to the application site property. Access can be gained to the building from the Demesne Road where the front door is located. 4.4 It is not considered that the use of the building as a childcare facility would undermine the amenity of adjacent offices and users of the locality and is considered to have similar comings and goings as a full office building would. The principle of a crèche has already been approved within this site albeit of a smaller size and not providing public use. The use as a childcare facility would be confined to the inside of the building and during daytime hours. It is judged that the general use of part of the building would be acceptable for use as a childcare facility. 4.5 The proposed new dance studio and childcare facility would be accessed via the new proposed entrances. There would also be access gained from the existing gym area.
4.6 The site is well placed to be accessed by foot, bus and there are a number of disc restricted parking areas within the vicinity of the application site. The site can also accommodate parking provisions for nine parking spaces along with a drop of zone accommodating four vehicles. It has also been identified within the application through a parking survey and customer survey the number of users that walked, shared a car and drove and parked near to the site. It was identified that the majority of people walked to the gym during peak hours with the majority of people driving to the gym and parking near during off peak times, $0900-1200$ and $1400-1700$ hrs. 4.7 It has also been identified that between 0800 and 0845 hrs there were 5 spaces on Westmoreland Road and 4 spaces on Demesne Road. On average between 1730 and 1745hrs there were three spaces on Westmoreland Road and two spaces on Demesne Road. The application site is not on a major strategic route and there are additional disk zone parking areas within the locality. The DOI Highways Division is satisfied with the proposal and information supplied that the existing on-road parking along with the new facilities will be adequate for the proposals and the application meets their standards. 4.8 The proposed external alterations are not considered to harm public amenity or impact upon the street scene of Demesne Road. On the whole, the external alterations are deemed to improve the existing appearance of the building.
5.1 The application would introduce an useful community facility into the area and make use of a current empty space in an established building.
6.1 It is recommended that the planning application be permitted.
7.1 The local authority, Douglas Borough Council, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status. 7.2 The Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status.
Recommended Decision: Permitted
Date of 28.08.2013
Recommendation:
Conditions and Notes for Approval / Reasons and Notes for Refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. The development hereby permitted shall not be carried out except in full accordance with the following plans PTA 102 - 01, PTA 102 - 03, PTA 102 - 04, PTA 102 - 05, PTA 102 - 06 and PTA 102 - 07 received on 29th May 2013 and PTA-102-02A received on 21st June, 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 : Permitted Date : $\qquad$ Determining officer (delete as appropriate) Signed : $\qquad$ Anthony Holmes Senior Planning Officer Signed : $\qquad$ Michael Gallagher Director of Planning and Building Control
Signed : $\qquad$ Sarah Corlett Senior Planning Officer Signed : $\qquad$ Jennifer Chance Development Control Manager
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PA13/00633/B Warehouse Fitness Ltd Conversion of vacant warehouse / workshop to provide gymnasium to ground floor and a childcare facility to first floor with associated parking provision, Diamond House Demesne Road Douglas Isle Of Man IM1 3DS Planning Officer:
Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 31.05.2013, includes;
Dev Control Polygons: Reference Number: 97/00885/B Status: Permitted Proposal: Conversion of off licence to take away fish and chip shop, Royal Wine Stores, Westmoreland Road, Douglas. Reference Number: 08/02172/C Status: Permitted Proposal: Change of use from takeaway to retail Reference Number: 91/01489/A Status: Permitted Proposal: Approval in principle for demolition of existing & provision of new warehouse, showroom & offices, Dave Hudspeth Carpets, Demesne Road, Douglas. Reference Number: 98/00666/B Status: Permitted Proposal: Internal alterations to create kitchen, toilet and office, Travis Perkins, Diamond House, Demesne Road, Douglas. Reference Number: 86/00506/D Status: Permitted Proposal: Erection of 5 wall-fixed signboards, Inde Coope (IOM) Ltd., Demesne Road, Douglas Reference Number: 11/01148/B Status: Permitted Proposal: Alteration and conversion of redundant storage area to a gymnasium to be used in conjunction with existing health/beauty facility Reference Number: 12/00899/B Status: Permitted Proposal: Alteration and conversion of redundant storage area to a gymnasium to be used in conjunction with existing health/beauty facility (Amendment to PA 11/01148/B) Reference Number: 12/01173/B Status: Permitted Proposal: Enclosure of area under existing canopy to front of shop area to create a coffee lounge Reference Number: 95/01796/B Status: Permitted Proposal: Re-roofing of existing building, Diamond House, Demesne Road, Douglas. Reference Number: 13/00017/C Status: Permitted Proposal: Change of use of part of existing therapy room facilities to provide creche for use by members during their visit to the gym Reference Number: 90/01475/B Status: Permitted on Review
Proposal: Erection of new warehouse, adjoining Dave Hudspeth Carpets, Demesne Road, Douglas.
Reference Number: 92/00924/D Status: Refused Proposal: Provision of illuminated advertising sign, Coopers, Westmoreland Road, Douglas.
Reference Number: 90/01276/B Status: Permitted Proposal: Internal alterations to form trade area and showrooms, Diamond House, Desmesne Road, Douglas.
Reference Number: 89/01771/B Status: Permitted on Review Proposal: Approval in principle for alterations to facilitate use of first floor area for storage and assembly of computer hardware/use of ground floor for warehouse and trade display, corner of Westmoreland/Deme
Reference Number: 86/01279/B Status: Permitted Proposal: Alterations to install new shopfront and extend retail area into existing storage area, Diamond Stores, Demesne Road, Douglas.
Reference Number: 13/00633/B Status: Pending Consideration Proposal: Conversion of vacant warehouse / workshop to provide gymnasium to ground floor and a childcare facility to first floor with associated parking provision
Reference Number: 90/01278/D Status: Permitted Proposal: Erection of flush wall mounted name boards a) to Desmense Road elevation b)to Westmoreland Road elevation, Diamond House, Demesne Road, Dougla
Reference Number: 90/01857/D Status: Permitted Proposal: Erection of 4 wall-mounted name boards, Diamond House, Demesne Road, Douglas.
Reference Number: 86/00222/B Status: Permitted Proposal: Provision of off-street parking in existing yard and alterations to form trade area within warehouse, Diamond Stores, Demesne Road, Douglas
Reference Number: 10/01307/B Status: Permitted Proposal: Conversion of existing ground floor office and first floor store to a hairdressers salon with treatment and therapy rooms
Reference Number: 95/00511/B Status: Permitted Proposal: Erection of new warehouse/sales outlet with associated offices, Old Bonded Warehouse, Demesne Road, Douglas.
Reference Number: 91/04144/B Status: Permitted Proposal: Provision of new warehouse/sales outlet with associated offices, old bonded warehouse, Demesne Road, Douglas.
Reference Number: 92/00645/D Status: Permitted
Proposal: Provision of illuminated advertising sign, Coopers, Westmoreland Road, Douglas. Reference Number: 87/01481/C Status: Refused on Review Proposal: Change of use to retail class 2 & 3, Diamond Stores, Demesne Road, Douglas Reference Number: 07/01692/B Status: Application Withdrawn Proposal: Conversion from sign manufacturer to car service workshop and parts store
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