16 March 2022 · Planning Committee
Office Workshop & Premises, Peel Road, Braddan, Douglas, Isle Of Man, IM4 4le
The proposal involves internal alterations to a two-storey former office building (Class 2.1) to create a sui generis fitness and wellbeing centre, including a gym studio, therapy suite, changing areas, toilets, lockers, and vending machines, with no external changes to the building itself.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The proposal reuses an existing unoccupied office building (not conforming to industrial zoning) without loss of significant employment land due to the building's size, aligning with Strategic Policy …
Strategic Policy 1
Requires optimisation of previously-developed land, redundant buildings and under-used land. Officer assessed the unoccupied office as redundant and suitable for reuse as fitness centre, making good use without unacceptable loss of employment land.
Strategic Policy 2 - Priority for new development to identified towns and villages
Development primarily within towns, villages and settlements. Site in sustainable location near Braddan with good access, considered appropriate despite industrial zoning.
Strategic Policy 10
Promotes integrated transport, minimises private car journeys, ensures highway safety. 18 parking spaces and cycle storage provided; Highways confirmed no adverse impact.
General Policy 2
Permits development respecting site/surroundings in siting, scale, amenity, access/parking, road safety. No external changes; parking/access acceptable; no harm to landscape, amenity or highways.
Business Policy 1
Encourages employment growth if according with policies. Fitness centre supports business/employment without conflicting with other policies.
Business Policy 5
Limits industrial land to industrial/storage uses. Proposal departs as sui generis, but accepted due to redundant non-industrial office use and no significant employment loss.
Environment Policy 22
Prohibits unacceptable harm from noise, vibration etc. No adverse impacts expected on neighbours or industrial uses given separation and nature of use.
Transport Policy 7
Requires adequate car parking. 18 spaces provided exceeds net floor area requirement (16); slightly short on gross but accepted by Highways.
Transport Policy 4
Road network must accommodate traffic. Confirmed capable by Highways with no safety issues.
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.
Parking and access retention
The parking and accesses as shown on drawing No. 101, titled: Proposed Site Plan, recorded as being electronically received by the Department on 31st December 2021, shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety and in accordance with General Policy 2 of the Isle of Man Strategic Plan.
Landscaping scheme
Prior to the commencement of development a scheme for the soft landscaping of the road frontage shall be submitted to an approved in writing by the Department. The scheme shall take account of the three trees in the current landscaping strip, including their removal and/or replacement if necessary/appropriate. All proposals shall be carried out in accordance with the approved planting scheme. Any planting which, within a period of 5 years from the completion of the development, in the opinion of the Department is dying, being severely damaged or becoming seriously diseased, shall be replaced by plants of similar size and species to those originally required to be planted. Reason: To ensure the implementation and management of a satisfactory scheme of landscaping which will help to integrate the proposed development into the local landscape in the interests of the visual amenity of the area.
No significant negative impact upon highway safety, network functionality and/or parking. Car and bicycle parking provided within site layout. Do not oppose.
No objection.
Poor quality trees, no objection to removal but recommend mitigation planting via condition for roadside hedge.
Braddan Parish Commissioners, DOI Highways Division, and DEFA Senior Arboricultural Officer all raised no objections to the conversion of offices to a fitness and wellbeing centre at Former BCS House, with minor recommendations on tree mitigation and EV charging.
Key concern: inaccurate plotting of trees likely requiring removal
Braddan Parish Commissioners
No Objectionthey had no objection to any of the applications set out below; PA21/01565/B - Conversion of offices to create a fitness and wellbeing centre - Former B C S House, Peel Road, Braddan, Isle of Man, IM4 4LE
DOI Highways Division
No ObjectionDo not oppose; no significant negative impact upon highway safety, network functionality and /or parking; Electric vehicle charging points should be considered
Senior Arboricultural Officer, Agriculture and Lands Directorate, DEFA
Conditional No ObjectionAs they are poor quality specimens I would not object to the removal of these trees; recommend that you seek additional details of the mitigation planting shown on the proposed site plan (drawing 101), so that a roadside hedge is reinstated
Conditions requested: seek additional details of the mitigation planting shown on the proposed site plan (drawing 101), so that a roadside hedge is reinstated; It would be acceptable to request these through a condition in the event that the application is approved
