**Document:** Planning Support Statement
**Application:** 17/00746/B — Conversion of ground floor from various current uses (changing area, salon and storage) to an extension of existing nursery facility, including alteration to parking/drop off area
**Decision:** Permitted
**Decision Date:** 2017-10-03
**Parish:** Braddan
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/22675-braddan-diamond-house-conversion-extension/documents/1325594
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# Planning Support Statement
## Proposed application for conversion of Gym changing, Salon and Storage areas to Nursery facility. Little diamonds, Demesne Road, Douglas.
### Statement to support the planning application
### Dis Brown
Prepared by
Ellis Brown Architects
12 Strathallan Crescent
Douglas
Isle of Man
IM2 4NR
## Proposed application for conversion of Gym changing, Salon and Storage areas to Nursery facility. Little diamonds, Demesne Road, Douglas.
### Statement to support the planning application
### 1.00 The Site
The areas subject to this application are located in the main building that has various uses contained within it, namely the Little Diamonds Nursery, Warehouse Fitness Gym, Salon rouge Hair \& Beauty salon and a storage area. The areas are specifically the storage area and the salon accessed from Demesne Road and the changing area accessed from the ground floor of the gym.
The existing building and context of the site is illustrated on drawing number 16
#### 2.00 The Proposal
The Proposal is to change the use of the areas identified to additional Nursery space - an extension of the Little Diamonds childcare facility, for use for baby care (aged under 2 years) and children between the ages of 2 and 4.
The proposals have been discussed with the Department of Health \& Social Care in relation to the special requirements and associated facility to support the additional space and children being cared for. Additionally, an office is to be formed as the existing area is found to be unsuitable for the operation of the nursery business.
The operator of the nursery has identified a need for care for children younger than that which they already provide care for, so wish to be able to offer this. It is apparent that the proposed users largely are siblings of children already in attendance
The proposals are intended to offer expansion capacity depending on take up of the care offer, and the work will be phased to provide the space as required. These phases can be seen on drawing 16/2564/02 A and are described below. The application is also for the removal of the condition that restricts the capacity of 32 - as additional space is being created.
### Phase 1: -
- Create additionally WC provision, which is to be located adjacent to the existing WC and hand wash area.
- Create a manager's office space accessed from the central lobby of the Nursery space. This space will be formed in an area that is currently a self-contained storage. A compartment wall will be constructed to maintain the segregation of the uses.
- Convert the existing changing area to a nursery space that includes a changing area. Accessed from the central lobby of the Nursery.
## Proposed application for conversion of Gym changing, Salon and Storage areas to Nursery facility. Little diamonds, Demesne Road, Douglas.
### Statement to support the planning application
### - This creates an area of 33 sq m
- Change the use of the ground floor Salon to a nursery space
- Alteration of existing Kitchen area to 2 WC's and Wash basins.
- This area is accessed either through the area converted or the existing door that serves the Salon area.
- This creates an area of 37 sq. m
Phase 2: -
- Change of use for the self-contained storage area that is currently accessed from the roller shutter to Demesne road elevation. This space is to be a nursery space also.
- This creates an area of 36 sq. m .
- Adjust the Roller shutter to serve the upper level (access to the rear of the Gym)
- Install Glazed screen including a door that provides natural light and escape. Access will be through the main entrance to Little Diamonds and the central circulation area.
- Creation of additional; WC / Changing / hand wash facility.
#### 3.00 Planning history.
The application site has been subject to 26 applications, of which 4 which are considered to be materially relevant to this application: -
PA 15/00265/B. Conversion of Loft / storage space to an exercise area for combined use by children's nursery and ladies' gym. Permitted.
PA 14/01227/B Conversion of ground floor into children's nursery. This was permitted and relates to the area now shown on the drawings adjacent to the areas subject to this application.
PA 13/00633/B Conversion of vacant warehouse / workshop to provide gymnasium to the ground floor and childcare facility to first floor with associated parking. Permitted.
PA 13/00017/C Change of use of part of the existing therapy room facilities to provide creche facility for gym members use.
## 4.0 Planning policy.
The application site is in an area noted as predominantly residential in the Douglas Local Plan order 1998 Map No 1 (Central area). The planning officer has previously noted (in the assessment of PA 15/00265/B) that there are no policies in the local plan considered specifically material to the assessment of applications relating to nursery facilities.
That assessment goes on to state that the Isle of Man strategic plan 2007 contains 1 policy, General policy 2, that is considered specifically material to the assessment that application.
Given the similarity of this application to that of 15/00265/B it would be reasonable to apply the same assessment process and policy.
### General Policy 2
Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and 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 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;
## Proposed application for conversion of Gym changing, Salon and Storage areas to Nursery facility. Little diamonds, Demesne Road, Douglas.
### Statement to support the planning application
### (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
(m)takes account of community and personal safety in the design of buildings and the spaces around them; and
(n) is designed having due regard to the best practice in energy consumption.
It could be deemed that the proposal meets all of these criteria, but in response to the sections that could be reviewed in detailed are: -
(h) The proposal meets this section as there currently is an area of designated drop off for those attending the facility. This is deemed appropriate, safe and convenient for those dropping off and collecting children from the facility.
(i) The highway (Demesne Road) is one way and this has a natural flow to ensure traffic movement.
### Highways considerations
As mentioned above a matter to consider is the effects on traffic, both vehicular and pedestrian and the safe interaction of that, that the application will influence.
The proposal is for the addition of the potential of additional nursery spaces. A lot of these spaces will be filled by siblings of children already in attendance, so thus being dropped off and collected by parents already using the facility.
It would require additional staff, and additional parking could be provided in the space vacated by the staff / users of the space that use the areas already (Gym \& Salon.)
There is time controlled on street parking in the vicinity that assists the short term stops for dropping off and collection. It should also be recognised that the facility is in an area where users walk to on the way to the business district of the town.
It is also close to the main road of Westmorland road that has bus services 26 \& 27 operating on it. This is a regular well served route from upper Douglas and Onchan beyond.
## Proposed application for conversion of Gym changing, Salon and Storage areas to Nursery facility. Little diamonds, Demesne Road, Douglas.
### Statement to support the planning application
### Overall summary.
The application is to provide further space for the provision of childcare, that has been driven by demand from the market it serves.
The existing provision is of high quality childcare, and is regulated and inspected by the relevant division in the Department of Health and Social Care, being operated to a high standard.
The proposed additional provision will run as part of the existing facility utilising the same access points and drop off lay by.
Drawings in support of the planning application.
Ellis Brown Drawings
16-2564 - 00 Location plan and site plan.
16-2564 - 01 A Site plan showing parking and drop off arrangements.
16-2564 - 02AExisting and proposed ground floor plan
16-2564 - 15 Existing and proposed elevations
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*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/22675-braddan-diamond-house-conversion-extension/documents/1325594*