**Document:** Planning Statement **Application:** 25/90047/B — Change of use from office (Class 2.1) to children's care facility (Class 4.2), and conversion of flat roof to external play area with glazed railings **Decision:** Application Withdrawn **Decision Date:** 2025-03-18 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/33657-braddan-street-thomas-house-conversion-change-of-use/documents/1080120 --- # Planning Statement ## Statement to accompany the Planning application ![A street-level photograph of a grey, three-story corner building with 'INSURANCE' signage on the ground floor, situated in an urban area.](https://images.planningportal.im/2025/01/7030812.jpg) ![A high-angle photograph of a street corner featuring a white commercial building with 'INSURANCE' signage and construction vehicles parked in front.](https://images.planningportal.im/2025/01/7030813.jpg) January 2025 Prepared by: Ellis Brown, Architects 1 Sydney Mount, Douglas, IM1 3DB ### The Proposal The proposal is a change of use of the existing vacant office space (Class 2.1) to a proposed use of a children’s care facility (use class 4.2). The proposal will take advantage of the existing footprint of the building and additional area by utilising the flat roof on the northern side of the building. This roof area will be transformed into an external children’s play space with a glazed barrier to enclose its perimeter. Also included in this proposal is the rearrangement and modernisation of the existing entrances in conjunction with the works already applied for under application references PA: 24/91291/B and 24/01289/CON. The proposal aligns with the Isle of Man Government strategic goals outlined in the 'Our Island, Our Future' Economic Strategy (2022). The introduction of a nursery within the city centre supports the Island’s objective to decarbonisation by 2030, encouraging sustainable transport and commuting options like walking due to the close proximity to places of employment. Additionally, providing accessible childcare facilities contributes to workforce retention, aiding economic resilience and aligning with the government's aims to grow the working population to support recruitment across multiple key sectors. Furthermore, the facility contributes to the broader goal of increasing the Isle of Man’s population by providing essential family infrastructure, making the Island more attractive to economically active individuals to create families on island and bring from further abroad. The proposal design has developed with the applicant to make the best use of the space available. Consideration has been given to the simple and safe / secure operation of the facility, to provide high quality and well-planned facility. The facilities are designed in accordance with the design guidance form the Department of Education and Social Care (DESC) “Child Day Care Centres” – Minimum standards (Amended 27/10/2022) and in conjunction with discussion with the regulatory body (Refer consultations section) The running and operation will be in accordance with the regulations and safeguarding requirements of the regulatory body – which the applicant has an exemplary record of running it’s other establishments, in Crosby and Willaston Douglas. ### Planning History Current applications (PA: 24/91291/B and 24/01289/CON) are within the planning system for the approval of emergency repairs and the upgrading of the exiting entrances. Other than the previous mentioned applications, there are no historical planning applications available/ indicated online. ### Hours of operation and staffing levels. The proposed opening hours for the facility are weekdays 7:45am – 6pm, to serve the intended clientele in the business, retail and service sectors all located within close proximity. Sessions will be offered to provide flexibility for the various likely users from morning / afternoon to 2/3rd or ¾ days or full days. The full operation will be determined and varied as required to suit demand and need. The applicant may wish to open at weekends between the hours of 10 am and 4 pm operation as a “drop off” facility. This would be intended to provide a facility that parents/ carers can utilise for a short time while they used the shops in the city centre. This facility is yet to be confirmed, and it will be dependant on market demand, which has yet to be established. The utilisation of this provision at weekends will have a reduced impact on the surrounding areas as the use is expected to be lower than that during the working week. There will be approximately 15 members of staff throughout the facility to care for approx. 75 children & infants, all in accordance with Children Registration and inspections. The proposal will maintain the existing level of off-road parking utilising the existing public parking services situated within the area and onsite with 2 spaces reserved for staff and the remaining 2 spaces as a dropoff point for parents. Please refer to the consultation with highways below for further information. ### Consultation There have been a number of pre application consultations as noted below:- - • The IOM Government Department of Education and Social Care - Childcare registrations and inspections unit (R & I). Positive discussions took place, and the applicant is known to the R & I for operating other well-run and busy childcare facilities elsewhere on the island. R & I are supportive of the proposal for a facility in this location, engaging to how it can be managed and designed. - • Department of Environment and Agriculture – Planning Department. (Lucy Kinrade) An early consultation occurred in May 2024 – in which the discussion focused on the principal of the change of use, which was met with positive feedback and generally in support of the proposal. - • Department of Infrastructure - Highways Department (6th of August 2024). The highways consultation was positive. It was discussed that the likely clientele would be people who already work within the vicinity, and that many, if not all will have existing parking/ transport arrangements/provisions in place from through their workplace. In addition to this, the availability of numerous existing public car parks within close proximity and the provision of existing staff parking at the site, it further supports the idea of the proposal being within a walkable distance. There are numerous bus services that serve the city centre with pickup and drop off stops located within a short walk from the application site, on Ridgeway Street and Victoria Street. - • Consultation was held with Lucy Kinrade on the 6th of November to discuss the emergency works previously mentioned applications PA: 24/91291/B and 24/01289/CON. - • Douglas City Council Waste Services. E mail communication has taken place with DCC Waste Management team on the 19th of December to advise on bin and waste management. These recommendations for 2 x 1100 wheeled bins, 1 x 240 for cans and plastics and 1 x 660 for cardboard have been incorporated into the plans. ##### Summary The proposal is a change of use from an office space (Class 2.1) to a Children’s care facility (class 4.2), with utilisation of the existing roof space, has been well received. It is hoped that the Planning Department will support this application and the aspirations of the applicant to provide a much needed, well-run high-quality childcare facility in the city centre. ### Drawings & Supporting Documentation Ellis Brown Drawings - 24/3231/01 A – Existing Location, Site and Floor Plans - 24/3231/02 – Existing Elevations - 24/3231/06 – Proposed Plans - 24/3231/07 – Proposed Elevations Community Playthings layouts. Note that these layouts are indicative and are subject to alteration to adapt to the best use and operation of the spaces. G Floor - Front (Room 1) 1st Floor – Front (Room 2) - 1st Floor – Rear (Room 3, Option 1) - 1st Floor – Rear (Room 3, Option 2) 2nd Floor – Roof Terrace --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/33657-braddan-street-thomas-house-conversion-change-of-use/documents/1080120*