17 March 2021 · Planning Committee
Unity Dance School, Switzerland Road, Douglas, Isle Of Man, IM2 4ng
The proposal involves adding a two-storey extension (8.3m x 6m dance studio on first floor, stores, stairs, and toilet below) to The Studio, a former Christian Brethren Church now operating as a dance studio.
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The principle of the dance studio use is established by prior implemented approvals, including change of use in 2017 and extended hours on appeal in 2018, in a mixed-use area near Douglas town centre …
General Policy 2
Requires development not to adversely affect resident amenity (noise, traffic), character of locality, provide adequate parking, avoid unacceptable road safety impacts, and consider community safety. Officer assessed extension compliant given established use, noise mitigation, consultee advice on highways, and site observations showing low impact in mixed-use context.
Environmental Policy 22
Prohibits development unacceptably harming amenity via noise pollution. Tested against potential noise to Highgrove Mansions; officer noted extension obscures existing windows, modern construction aids insulation, prior no formal complaints, and condition requires approved sound scheme.
Transport Policy 4
Requires highways to accommodate development traffic. Assessed via site visit (drop-off patterns), nine spaces meeting 1:15 sq m standard, Highway Services acceptance of minor space loss with bike provision, and Fire access confirmation.
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.
Sound insulation scheme
Prior to the construction of the extension, a scheme for the introduction of sound insulation of the new accommodation hereby approved must be approved in writing by the Department and the development undertaken in accordance with the approved details. The scheme must address the potential for noise nuisance in Highgrove Mansions and include means of reducing this potential issue. Reason: to ensure that the development accords with Environment Policy 22 and General Policy 2 of the Strategic Plan.
Customer operating hours
No customer shall remain in the building outside of the hours of 08:30 hrs to 21:00 hrs on any day. Reason: In order to protect local residents' amenities in terms of noise or any other disturbance that may arise from additional classes. This condition does not restrict the building being accessed by staff and is not intended to restrict the carrying out of related activities (such as cleaning) at other times.
Parking and bicycle stand scheme
Prior to the use of the approved extension there must be approved by the Department and implemented in full a scheme showing the omission of space nine and details of the provision of a bicycle parking stand. The development must be undertaken in accordance with these details and the parking and bicycle stand must be retained as such thereafter. Reason: to ensure that the development has sufficient car parking and supports sustainable travel.
no objection
no objection subject to conditions on omission of space nine and bicycle parking provision
only one parking complaint in 2018, no other noise/nuisance/parking complaints
no objection as long as parking provisions maintained
Isle of Man Fire and Rescue Service and Highways have no objections (with conditions from Highways), Douglas Borough Council has no objections, and Police have no recorded complaints of note; several neighbouring residents from Highgrove Mansions object due to parking, access, noise, and visual concerns.
Key concern: impractical parking space ‘9’ restricting access/egress
Isle of Man Fire and Rescue Service
Conditional No ObjectionFollowing access checks with an appliance and car, although there were parked cars all the way up and it was tight we managed to get up Switzerland Road. As long as parking provisions are maintained this department would have no objections to this application
Conditions requested: parking provisions are maintained
Department of Infrastructure Highways
Conditional No Objection"Recommendation: DNOC"; "The additional land side parking space, numbered ‘9’, is impractical and unacceptable to Highway Services."
Conditions requested: vehicle arrangements to accord with drawing No.SM20/513/2; omission of parking space labelled ‘9’; provision of one bicycle parking stand (one stand allowing the parking of two bicycles); consideration of one electric vehicle charging point
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
Isle of Man Constabulary
No CommentFrom what I can see, there was only one such matter of note relating parking complaint in February 2018... There are no other recorded incidents of note.
