**Document:** Planning Policy Justification Statement **Application:** 20/01064/GB — Alterations to front door, installation of a bin / bike store, creation of a rear access ramp and additional use of office (class 2.1) to other community facilities (class 4.3)(in association with 20/01065/CON) **Decision:** Permitted **Decision Date:** 2020-12-14 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/31430-braddan-20-finch-installation-doors/documents/1333421 --- # Planning Policy Justification Statement The rear sash windows in the basement are openable from the bottom and could act as a fire escape because the cills are approximately 150 mm above Ground Level. The existing sash windows at First Floor Level are wide enough to be utilised as escape windows and there is a Flat Roof to the existing extension which can be utilised as ingress or egress by the Fire Department to the half landing between the First \& Second Floor. The rear extension at Ground Floor Level also has large escape windows which can be used for egress or ingress by the Fire Department. ## Community Events: Part of this application is to propose community events within the building, both as part of the charity and the wider community. Events will normally be held outside of normal office hours, where they will not cause any disturbance to the surrounding businesses. The attendance at any event will follow the same principles with regards to parking and use of the site, where an allocation of parking spaces will be pre-determined or registered in order to avoid any form of congestion in or around the site. The charity is mindful that, although events will be held outside of normal office hours, people may still be working before or after these hours. ## Policy Considerations \& Compliance The Isle of Man Strategic Plan provides references to policies which support the redevelopment of existing buildings and these are namely: ### Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services. The Strategic Policies focus very clearly on reusing existing resources and protecting and enhancing what is currently existing on the Island. The IOMIA's requirements adhere to these polies by respecting the Registered Status of this building, re-using it under its current guise and improving it to current accessibility standards whilst ultimately diversifying its use. Many large businesses have left the centre of Douglas in favour of larger premises with more sufficient parking out of town, therefore there needs to be some diversity within Douglas to fill vacant buildings. The impact of Covid-19 may have changed the way that businesses operate in terms of letting offices, with some companies noticing the financial benefits of working from home. We may not see the impact of this immediately, but we should look at minimal impact development to our towns in order to preserve its fabric and encourage footfall into the town. This proposal also adheres to Strategic Policy 10 in terms of looking at alternatives travel methods. Strategic Policy 10: New development should be located and designed such as to promote a more integrated transport network with the aim to: (a) minimise journeys, especially by private car; (b) make best use of public transport; (c) not adversely affect highway safety for all users, and (d) encourage pedestrian movement As the only current Islamic Association, IOMIA will be centralised in Douglas in accordance with: Spatial Policy 1: The Douglas urban area will remain the main employment and services centre for the Island. The low impact development adheres to General Policy 2 barring the additional use of the building for community facilities. In this instance the use of the building, applied for in this Application, will only alter in part with its main use outside of Office hours. In accordance with General Policy 6, the IOMIA will be advertising on a plaque on the wall of No. 20 Finch Road in order to identify the property. This will be undertaken in the same manner as the business advertisements along Finch Road. Business Policy 1: The growth of employment opportunities throughout the Island will be encouraged provided that development proposals accord with the policies of this Plan. To promote the Isle of Man's Business needs we should also be mindful that we ensure that the Island has the economic, social and cultural infrastructure to attract a diverse range of people to live and work here. These community facilities have regard for Community Policy 2 and Transport Policy 1, where: Community Policy 2: New community facilities should be located to serve the local population and be accessible to non-car users, and should where possible re-use existing vacant or underused buildings. ## Transport Policy 1: New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes. ## Conclusion This Change of Use proposal aims provide Class 4.3 Community facilities within central Douglas for the IOMIA charity. Their current premises and rental arrangement are not ideal for the charity because they do not have a building fit for purpose or the longevity of their work. This said, the charity does have a presence in the capital and would like to make this presence more permanent and attractive for use by members of their own and the wider community. The charity has proposed to make minimal changes to modernise the access to a Registered Building which they wish to use a well as maintain the Class 2.1 Offices within the proposals. The location of the site supports several modes of transport and will encourage alternative methods of transport to car usage. The proposals will support an island-wide community in line with other denominations and social groups. --- *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/31430-braddan-20-finch-installation-doors/documents/1333421*