APL Planning Statement

Planning Statement In Support Of The Conversion Of Office (Class 2.1) To Mindfulness Centre (Class 4.1), Bcs House, Peel Road, Braddan Im4 4Le

A photograph showing a two-story commercial building fully covered in scaffolding, indicating ongoing construction or renovation work.

A photograph showing a two-story commercial or office building covered in scaffolding, indicating ongoing renovation or conversion work.

A photograph showing the exterior of a building with scaffolding erected along the side, set against a backdrop of trees and a hill. The paved ground in the foreground is covered in patches of green moss and algae.

1.0 Introduction
1.1 The site lies on the north eastern side of the A1 Peel Road close to its junction with Saddle Road leading to Vicarage Road. The site has a frontage of approximately 38m onto Peel Road and is approximately 30m back to front. Vehicular access into the site is via an access shared with the industrial land to the rear and below the application site.
1.2 The building is two storey and flat roofed. It has most recently been used as offices which were associated with a building company (Parkinsons). We consider this use to be Class 2.1 as it did not generally involve the public calling in but certainly had clients of the company calling in as well as a suite of offices within the building occupied by the building company staff including their own quantity surveyors, site managers and an electrical company.
1.3 There are 18 car parking spaces available for the site.
1.4 The site is currently unused and scaffolding surrounds it whilst upgrading works are undertaken.
1.5 To the rear is industrial land which has planning approval for development (see later). This land is lower than the application site and the access to it passes between BCS House and six of the parking spaces associated with it.
1.6 The roadside boundary is formed by unmanaged shrubs:

2.0 Planning policy
2.1 The site lies outside of the settlement boundary of Union Mills and is within a wider “Industrial” designation on the Area Plan for the East adopted in 2020.

A photograph showing a dense area of green trees and bushes with scaffolding visible on the left side, likely depicting the site surroundings.

A photograph showing a building covered in scaffolding on the left side, indicating ongoing construction or renovation work. The foreground features a muddy area with wooden planks and a wire fence separating the site... — A photograph showing a building covered in scaffolding on the left side, indicating ongoing construction or renovation work. The foreground features a muddy area with wooden planks and a wire fence separating the site from a grassy bank.

A photograph showing a chain-link fence running along a paved path, with overgrown vegetation and trees in the background and foreground.

2.2 The parking standard for the Class 2.1 would be one space per 15 sq m of gross floor space around 20 spaces according to the Strategic Plan Appendix Seven.
2.3 Whilst the existing and proposed uses are non-conforming, it is still considered relevant to adhere to the general standards of development set out in General Policy 2 of the Strategic Plan:

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.

2.4 Adequate car parking must be provided in accordance with Transport Policy 7 and the road network serving the site must be capable of accommodating the traffic associated with the proposed development (Transport Policy 4).
2.5 New development should where possible be located close to existing public transport facilities and routes including pedestrian, cycle and rail routes. The site is capable of being accessed on foot from Douglas town centre without having to traverse an uncontrolled road crossing using the Heritage Trail and the steps up to the footway on the same side of Peel Road as is the site.
2.6 Part of the frontage of the site lies within an area at risk of surface water flooding on the national flood risk maps. There is a presumption against the development of sites which are at risk of flooding and flood risk assessments and information relating to flood risk and its mitigation should be included in applications in risk areas (Environment Policies 10 and 13 and General Policy 2).

2.7 An area of Registered Trees (RA0853) lie to the north east of the site but none is within it.
2.8 The site is not within a Conservation Area nor is the existing building Registered nor considered worthy of such. The nearest Registered Building to the site is Braddan Old Church which is around 250m to the south.

3.0 Planning history
3.1 A planning application was submitted for the installation of cladding and external lighting, 20/01471/B in which the application form described the existing and proposed uses of the site as both “office”. That application was approved with no reference to the use and the use is not referred to at all in the Officer’s report (there would be no need for this as the application was for external changes). The application, as with the earlier applications for the development of the land to the north (12/00413/B, 13/00386/B, 19/01448/B which has been commenced other than the unsuccessful application for residential redevelopment of the whole site 16/01402/A), treated the office building along with a small parking area at the same level to the south east of the building and the access, as separate from the land to the north.
3.2 A number of applications sought and were granted permission to develop the lower land to the north for industrial purposes - 13/00386/B and 19/01448/B. These applications are highly relevant in that they separate BCS House from the wider site for development and also propose to improve the access, works which are to be undertaken imminently. The plans below are as approved for 19/01448/B and clearly show the retention of 17 parking spaces in association with BCS House:

A zoomed-in section of a site location map showing a coastal area with buildings, roads, and land boundaries.

A black and white site plan showing the layout of five commercial units, surrounding trees, and visibility splay requirements at the road frontage.

3.3 Whilst not for this site, there have been numerous applications in recent years for the use of land designated for industrial purposes for alternative uses including leisure: these include:

Hills Meadow: unit 1 for dog day care (18/01299/C), unit 4 had permission for use as a café (11/00920/C), another site had permission for the sale of car parts (10/01516/C and 10/01324/C ), for the sale of bulky electrical goods (09/01454/C) for trade sales of fixings and fittings (08/00840/B) a martial arts gym (19/01075/C) for a boxing gym (19/01146/C)

3.4 Elsewhere, planning approval has been granted for dog day care/dog grooming (19/00533/C at Head Road Douglas, 18/00799/B, 18/00127/B at Balthane, 18/00011/B at Demesne Road, Douglas, 17/00842/C at Mill Road in Peel and 16/00911/C at Snugborough in Braddan).
3.5 Also, sporting and recreation uses have been approved in industrial areas - 11/00845/C for a climbing facility at Middle River, Douglas and the following have approval as gyms - 17/00735/C at Gladstone Park in Ramsey, 16/01386/C at The Shipyard in Ramsey, 15/00265/B and 13/00633/B at Demesne Road in Douglas, 13/00334/C at White Hoe, 12/01532/B at Spring Valley and 12/00964/C at

A detailed site layout plan showing building blocks, parking areas, and landscaping features with annotations regarding flood risk and drainage.

Kirby Farm industrial estate in Braddan. Finally, planning approval was granted at Ronaldsway Industrial Estate for a snooker/pool/billiards centre under 19/00458/C. Most recently, planning approval has been granted for the change of use of a former dairy, now storage unit in Ramsey to a gym (19/01047/C).
3.6 We are aware of 16/00954/A which changed the use of the offices at Unit 1, Premier House in Tromode Industrial Estate to an osteopath’s clinic with complementary consultants’ services and is now the Follan Natural Health Centre which offers osteopathy, play therapy, first aid, counselling, pregnancy massage, hypnotherapy, yoga and psychology along with the Alexander Technique and Integral Dental is also accommodated there. Many of these individual services are provided within private dwellings, and others are provided within settlements on land designated for residential, industrial or Mixed Uses with a number of gyms having been approved within industrial estates within and outwith settlements.

4.0 The proposal
4.1 Proposed is the change of use of the building to a mindfulness and wellness centre where a small number of persons would come to the building and have available to them a range of health treatments for the mind and body. Treatments would be personal to the clients rather than a large scale operation of classes for multiple users.
4.2 A health and wellbeing business has recently been established - Emma Blackburn Fitness & Wellbeing which offers boot camp training, various types of fitness classes and mindfulness training and these are currently offered in a range of community facilities including King Edward Bay Studio, Braddan Church Hall, Suki Beauty Studio. Emma is a qualified Level 3 Personal Trainer and Mindfulness Coach whose business is helping people achieve a healthy mind and body and whose classes are all complementary to each other. Her classes accommodate a wide range of participants, from teenagers to those over 80 all of whom can learn and benefit from the classes available.
4.3 Emma would like to have her own base from where she can offer all of these services so that equipment does not need to be moved around and so that her clients can become familiar with one place where their classes are offered and where Emma has control over the availability of the space for continuity for her clients.
4.4 Many of Emma’s clients are sensitive and may be struggling with life and her services have a profound and positive effect on their ability to deal with their lives. Emma would like to have her own facility so that she and her clients can become familiar with it, may be able to store their exercise equipment (clothing and mats, for example) in lockers at the facility rather than carrying them around to the different locations and could come to the facility on foot or by bicycle. Bicycle racks are to be provided along with showers.
4.5 Emma would like to welcome and accommodate all types of client and it is important that the facility is accessible to those who may be in a wheelchair or who cannot climb stairs. Facilities will be available on the ground floor for these clients and a ramped access installed at the front entrance.
4.6 This particular site is also attractive as it is close to nature and where clients can walk or cycle to and from the site with trees and wildlife to be seen and heard and where appropriate, classes could be taken outside to the Heritage Trail to take advantage of the natural amenities on the doorstep.

4.7 Additional planting is proposed along the frontage - hawthorn, blackthorn and shrubs which will provide colour and food for wildlife as well as a more attractive outlook from the ground floor windows and to help block out the sound and sight of the passing traffic.
4.8 The facilities to be offered at the site are one to one and classes of mindfulness and fitness including gym based exercise and yoga and pilates. Emma will be the principal trainer with one of the rooms rented out for complementary services such as physiotherapy which would be on the basis of one to one treatment. Group classes accommodate no more than 15 participants, usually fewer than this and classes are not consecutive. Space will also be available for clients to sit and talk, read and have refreshments: these facilities will not be available to non-clients and there will be security features preventing the general public from walking in and gaining access to the facilities. It is important that clients feel secure whilst at the premises.

5.0 Assessment
5.1 The current use of the site as offices is non-conforming in this area of Industrial Use and what is proposed is similarly so. Whilst not an industrial use, but recognising that employment land should be protected from alternative uses in accordance with Strategic Plan policies and the Employment Land Review Report (emphasising the concentration of demand for such land in the East and Ronaldsway), it is important to bear in mind that the current use is not industrial nor is the building suitable for such usage and whilst office use is one of the functions included in the Employment Land Review, office use is directed through the Strategic Plan to settlement centres not sites such as this so that office staff can support town centre facilities and services and customers can have easy access to the office services. Clients coming to the mindfulness centre will be coming solely for the services and facilities available there and many are unlikely to utilise other facilities so the location of the facility in a town centre would not necessarily be particularly beneficial to the vibrancy and vitality of the town centre.
5.2 It is clear from the applications listed above that recreation and leisure uses have been considered acceptable in industrial areas. Mindfulness and exercise are increasingly important for mental and physical health and this site is accessible by foot, car and public transport, unlike some of the facilities that Emma is currently using. The site is also well placed for people already travelling to and from Douglas from the north, west and south.
5.3 There is sufficient car parking on site to accommodate all of the vehicles which will be generated by the proposed use as we have explained how many people will be coming to the site including staff.
5.4 The visibility available at the access was considered suitable for the industrial development approved to the rear which has been commenced. The proposed use will result in a not dissimilar amount of traffic to the existing use of the building as offices and are much less likely to involve visits from vans and larger vehicles as was the previous use as a building company office. Whilst the strict application of there parking standards in the Strategic Plan would result in an under-provision of two spaces, looking at the use of the building, a number of areas would not in themselves generate a parking requirement - for example the shower and toilet facilities, plant and storage and the space the would be actually used and which would generate the potential need for parking spaces should the customers not walk or cycle to the site, is nearer 227 sq m which would result in a requirement for just over 15 spaces. The application more than provides for this and include bicycle storage and a disabled user’s space near the main entrance.
5.5 A Flood Risk Assessment is not considered necessary as the flood risk of surface water should not affect the building or its use compared with the existing/most recent use.

6.0 Conclusion
6.1 We believe that this proposal results in a better use of the site than its current lawful use and will provide a secure and comfortable facility for clients whose physical and mental health benefits significantly from the services that could be made available from here.

APL Planning Statement

Source & Provenance