29 April 2021 · Planning Committee
Rambo & Son, Unit 14, Hills Meadow, Douglas, Isle Of Man, IM1 5ea
The proposal involves changing an existing vacant single-storey industrial unit (Class 2.2) to a group training gym (Class 4.4), including erection of a mezzanine office, limited to 8 people maximum, operating specific hours outside peak work times (Mon-Fri 6-8am, 12-2pm, 6-8pm; Sat 8-10am, no Sundays/holidays).
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The proposal was approved because it complies with General Policy 2 and Transport Policy 7 of the Strategic Plan, respecting the site and surroundings in scale and layout, without adversely affecting …
General Policy 2
Requires development in accordance with Area Plan zoning and other policies, respecting site/surroundings in siting/layout/scale/design, without adverse impacts on amenity, character, highway safety, parking, or adjoining land. Officer assessed proposal as compliant given small scale, restricted use/hours/occupancy, and no material harm to industrial neighbours or highways despite mixed-use designation.
Transport Policy 7
Requires parking provision per Department standards. Initially failed due to insufficient info, but satisfied after applicant provided details on off-street rented spaces, disc zone parking, and cycle provision; DoI Highways confirmed acceptability for small operation.
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
Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019 the unit may be only used as a gym and not for any other purpose within Class 4.4 of the Schedule. Reason: Although the specific details of this application have been found acceptable, any change to its operation will require fresh assessment.
Area limitation
The area of the building to be used for the gym shall be limited to only of that shown on the floor plans as having been received on the 29th March 2021. Reason: Although the specific details of this application have been found acceptable, any change to its operation will require fresh assessment.
Operating hours
The use hereby approved shall only be undertaken between Monday to Friday for 6:00-8:00, 12:00-14:00 and 18:00-20:00 and Saturday 8:00-10:00. The use shall not be undertaken at any time on Sundays or Public Holidays. Reason: To ensure that the development is undertaken in accordance with the application details and in the interest of protecting neighbouring operating conditions.
Occupancy limit
There must be no more than eight occupiers (customers and staff combined) using the gym at any one time. Reason: In the interest of highway safety and neighbouring amenity.
Parking availability
The parking area shown on the approved plan shall be kept available and unobstructed for parking at all times. Reason: To ensure construction of a satisfactory access and in the interests of highway safety.
no objection
no objection after additional information on parking; sufficient off-street rented spaces, disc zone parking, 4 cycle spaces; small nature unlikely significant overspill; no road safety or highway efficiency issues
no flood risk management interest
no comments
Highway Services initially requested additional parking information but later raised no objection subject to conditions on parking provision and neighbour amenity; other consultees including Flood Risk Management, Douglas Borough Council, and Manx Utilities had no objections or comments.
Key concern: initial lack of vehicle and bicycle parking assessments
Department of Infrastructure Highway Services
Conditional No ObjectionAccordingly, Highway Services raise no objection to the proposal subject to the conditions that Planning are satisfied with the amenity of neighbours and parking provision for both bicycles and vehicles are as per the information provided.; Recommendation: DNO
Conditions requested: Planning are satisfied with the amenity of neighbours; parking provision for both bicycles and vehicles are as per the information provided; For the case of the six agreed spaces which lie outside of the red line boundary, a third party agreement may be necessary
Department of Infrastructure Highway Services
ObjectionThe application is unacceptable In terms of highways.; Highway Services request the submission of vehicle and bicycle parking assessments to support the proposal.; Recommendation: Request additional information/revisions.
Department of Infrastructure Flood Risk Management Division
No CommentNFRMI; No Flood Risk Management interest
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
Manx Utilities
No CommentManx Utilities have no comments to issue for the above application.
