29 March 2023 · Planning Committee
Onchan Car Sales, Elm Tree Road, Onchan, Isle Of Man, IM3 4ef
The proposal involves changing the use of an existing first-floor car showroom within a mixed-use building to a martial arts and fitness studio, with no external alterations. Classes would run weekdays from 5.30pm to 8.15pm and Saturdays from 10am to 3pm, with a maximum of 18 people per session and average attendance o…
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The officer considered the principle of the change of use acceptable as the site is in a mixed-use area along Main Road, Onchan, with an established history of commercial uses including car sales, off…
General Policy 2
Requires development to respect site/surroundings in siting, scale, design; not adversely affect amenity, character, highway safety, or parking. Officer found proposal compliant as no external changes, limited scale/hours protect amenity, fits mixed-use zoning without highway impact.
Strategic Policy 2 - Priority for new development to identified towns and villages
Concentrates development in service centres like Onchan with defined boundaries for housing/employment/services. Site in Onchan mixed-use area makes leisure use appropriate for regeneration and town centre location.
Business Policy 1
Encourages employment growth if according with other policies. Proposal supports jobs and evening economy in established commercial unit.
Transport Policy 1
New development near public transport routes. Site on public transport corridor with nearby parking supports access without safety issues.
Transport Policy 7
Requires parking per standards (1 per 15m² for leisure). Demand similar to car sales; nearby provisions adequate per DOI advice.
Environment Policy 36
Development near Conservation Area only if no detriment to views. No external changes preserve character and views.
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.
Operating hours
No group classes shall be carried out in the building outside the following hours: Weekdays (Monday to Friday): 5.30pm to 8.15pm, Weekends (Saturday): 10am to 3pm. Reason: The application has been assessed on this basis as requested in the application form and in the interest of amenity.
Use class restriction
Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019, the use hereby approved shall be limited to the proposed leisure and recreational use as martial arts and fitness studio (class 1.1). Reason: In the interest to protect the character and uses of the neighbouring properties.
Maximum occupancy
The proposed martial arts and fitness studio (class 1.1) hereby approved shall only support a maximum of 18 for any given session. Reason: For the avoidance of doubt and to ensure the development takes place in accordance with the approved details.
Do not oppose the application; no significant negative impact upon highway safety, network functionality and/or parking; parking standards similar to extant car sales use with nearby off-street and on-street options
Highway Services has no objection to the change of use citing no significant highway impacts and available nearby parking; local residents and businesses including Onchan Pensioners Social Club raise concerns about insufficient parking and potential noise nuisance.
Key concern: insufficient parking in already congested residential area especially evenings and weekends
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; Under the IOM Strategic Plan car parking standards the car parking amounts required for the proposed leisure use are similar to the extant use for retail car sales; The Applicant is advised to consider the provision of cycle parking.
Onchan Pensioners Social Club
Conditional No ObjectionIn principle we are not against the change of use but we do have reservations on the size of the club and parking in the area.; There are no spare off-street parking in and around this area.; What concerns us is that this club will bring into an already heavily congested area, especially evenings and weekends, additional vehicles all looking for parking.
Conditions requested: planning permission could be granted on the condition that the club direct its members not to use off street parking but to use the larger car park
Resident at 1 Church Avenue
ObjectionParking is extremely limited in this area; A martial arts and fitness club is undoubtedly going to create a lot of noise; I therefore consider that the building on Elm Tree Road is wholly inappropriate for the proposed change of use
Resident at 2 Elm Drive
Objectiontraffic movement on Elm Tree Road and adjoining roads / streets will increase; The additional vehicular movement will coincide with the the busiest time of day
Mullen Consulting Ltd
Conditional No Objectionthe noise created by music being played, loud voices or the impact sound of gloves on punch bags etc, would create an unacceptable disturbance; If the premises is to be used during normal working hours, we request that the applicant should detail their sound mitigation proposals
Conditions requested: applicant should detail their sound mitigation proposals within this application so that they may be suitably assessed
Onchan Pensioners Social Club
Objectionwe cant accept the report submitted by the Highways unit as our letter made it quite clear there are no readily available on or off street parking; At least 50% of the wall space is taken up by windows and large sliding doors, so noise could be a problem.
