28 March 2024 · Planning Committee
All Saints Church, Alexander Drive, Douglas, Isle Of Man, IM1 4eb
The proposal involves converting All Saints Church, a 1967 modernist Registered Building (RB188) in the Woodbourne Road Conservation Area, into a gym. External changes are minimal: new door and external staircase for mezzanine escape, boiler house door replacement, and rear solar array.
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The proposals result in the appropriate re-use of a vacant place of worship unused for 5-8 years and sold by the Church of England, ensuring continued upkeep of Registered Building RB188 without detri…
Spatial Policy 5
Requires design and visual impact considerations. Assessed as compliant due to minimal external changes preserving Registered Building character and Conservation Area appearance.
Strategic Policy 1
Development in Douglas. Site in built-up Central Douglas where wider uses acceptable and sustainable.
General Policy 2
General development considerations (b,c,g). Balanced amenity, highways, parking against re-use benefits.
Environment Policy 32
Extensions and alterations to Registered Buildings. Internal changes reversible, no harm to special interest.
Environment Policy 33
Change of use of Registered Buildings. New gym use appropriate, preventing vacancy degradation.
Environment Policy 35
Development within Conservation Areas. Minimal external alterations preserve character.
Environment Policy 42
Designed to respect locality character. Proposals fit residential area with controls.
Community Policy 3
Loss of community facilities. Place of worship redundant after prolonged vacancy; gym benefits health.
Transport Policy 4
Highways safety. No issues per surveys and parking provision.
Transport Policy 7
Parking. On-site plus on-street sufficient for peak demand.
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.
Use restriction
The use of the premises shall only be for the purposes of a gymnasium and for no other use falling within Use Class 4.4 of the Town and Country Planning (Use Classes) Order 2019. Reason: Permission has been granted solely on the basis and merits of the proposed use. Any subsequent change of use of the premises within the same use class would require further assessment.
Opening hours
Customers will only be permitted onto the premises between the hours of 5am to 10pm Mondays to Fridays and 8am to 8pm Saturdays and Sundays. Reason: The application has been assessed on the basis of the opening hours provided as part of the submission. Any extension to opening hours would require further assessment in the context of residential amenity considerations.
Approved plans
The development hereby approved shall be implemented solely in accordance with the approved floorplans, namely drwg. nos. 5C and 6C, and thereafter retained as such in perpetuity. Reason: The application has been assessed solely on the basis of the approved layout. Any deviation to the layout and introduction of additional activities would require further assessment in the context of residential amenity considerations.
No organised classes
At no time shall organised exercise and/or fitness classes be undertaken. Reason: The application has been assessed solely on the basis that no organised exercise and/or fitness classes will occur on the premises. The introduction of such activities would require further assessment in the context of residential amenity considerations.
Tree protection
Prior to the commencement of the development full details of the tree protection measures for all trees to be retained shall be submitted to and approved in writing by the Department. These measures shall be set out in a detailed Arboricultural Method Statement to include the specification of the location and type of protective fencing, the timings for the erection and removal of the protective fencing, the details of any hard surfacing proposed within the root protection areas, all to be in accordance with the British Standard for Trees in Relation to Construction 5837:2012, and the monitoring of tree protection measures during construction. No works shall be carried out unless in accordance with the approved details. Reason: To protect the visual amenity of the area and ensure the protection of Registered Trees within the site.
Windows fixed shut
Prior to the occupation of the development, all external windows shall be fixed shut and thereafter remain non-opening. Reason: To reduce noise impacts and in the interests of residential amenity.
No objections
No objection subject to vehicular access per Drawing No. 8D
Registered Building Officer has no objection subject to conditions on fixings and decoration; DOI Highways initially requested information but later raised no objection; DEFA Forestry objects pending additional tree protection details; Douglas Borough Council has no objections.
Key concern: Insufficient arboricultural information risking damage to registered trees RT0375 and surrounding trees from resurfacing and parking extension
Registered Building Officer
Conditional No ObjectionDo not object and suggest conditions for elements of detail; judged to preserve the building’s special interest
Conditions requested: Prior to the commencement of works to install the proposed mezzanine and changing facilities, details of all of the fixings in to the building’s existing fabric are to be submitted and approved in writing by the Department. Thereafter, the works are to be undertaken in accordance with the approved details.; Prior to the commencement of any works to decorate the building’s existing fabric, specification details of proposed paint or any other surface treatment are to be submitted to and approved in writing by the Department. Thereafter, the works are to be undertaken in accordance with the approved details.
DOI Highways
No ObjectionThe proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services Development Control raises no objection to the proposal; Recommendation: DNO
Conditions requested: All vehicular access arrangements to accord to Drawing No. 8D
DEFA Forestry
ObjectionDo the Forestry, Amenity and Lands object to this application? YES; At present, there is insufficient information to be sure of the outcome for the retained registered trees
Conditions requested: Pre-commencement condition seeking an arboricultural methods statement detailing how trees will be protected during the entire development, including resurfacing and aboveground solution for extended parking area to prevent damage to registered tree RT0375
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections
The original application for alterations to facilitate change of use from place of worship to gym at All Saints Church was approved by the Planning Committee on 28 March 2024 subject to conditions. Neighbouring residents appealed citing noise/disturbance from early/late hours and loss of on-street parking. The applicant and Council defended the approval, emphasising benefits to the vacant Registered Building, adequate parking surveys, no classes/amplified music, and conditions to mitigate impacts. The Inspector agreed on heritage preservation, parking sufficiency per Highways, and noise mitigation via conditions but found 5am opening too early for residential amenity, recommending 6am start. Appeal recommended dismissed with upheld permission and refined conditions.
Precedent Value
Demonstrates Inspectors will amend conditions (e.g. hours) for residential amenity even if Council approves; robust evidence like surveys/highways input key to upholding non-heritage aspects; securing separate Registered Building Consent strengthens reuse cases but change of use still rigorously assessed on amenity.
Inspector: Frances Mahoney MRTPI IHBC
