**Document:** Officer Planning Report **Application:** 09/00778/B — Conversion from theatre / stage school to day nursery **Decision:** Refused **Decision Date:** 2009-07-20 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/62986-braddan-former-methodist-church-conversion/documents/1375453 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations [Table omitted in markdown export] [Table omitted in markdown export] ### Consultations [Table omitted in markdown export] ### Officer's Report THE APPLICATION SITE AND PLANNING APPLICATION The application site comprises the curtilage of a former chapel that is located at the corner of Main Road and Nursery Avenue in Onchan. The planning application seeks approval for the change of use of the building to a day nursery. PLANNING HISTORY The application site has been subject to three previous planning applications that could be viewed as material to the assessment of this current planning application: Planning application 87/00587/C sought approval for the change of use of the premises for storage, offices and market. This previous planning application was refused. Planning application 87/00981/C sought approval for the change of use of the former Methodist Chapel to theatre school studio. This previous planning application was approved. Planning application 08/01928/B sought approval for the conversion of former chapel to create offices. This previous planning application was approved. REPRESENTATIONS Onchan District Commissioners recommend that the planning application be refused on the grounds that there are no facilities for the parents to park and drop off or collect their children. The owner and/or occupant of 14 Nursery Avenue, which is located approximately 25 metres north of the application site, objects to the planning application. The grounds for their objection can be summarised as concern regarding highway safety and car parking provision. They question the suitability of the property for the proposed use. Picture Box Playgroup, who operate from Onchan Methodist Hall, objects to the planning application. The grounds for their objection can be summarised as concern regarding car parking provision for the proposed use. They question the need for an additional nursery. ## Planning Policy In terms of local plan policy, the application site is specifically designated as a building for civic, cultural or other special use (worship) under the Isle of Man Planning Scheme (Onchan Local Plan.) Order 2000 Map No. 1. There are no policies within Planning Circular 1/2000, the written statement to be read in conjunction with the local plan, which are considered specifically material to the assessment of the current planning application. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application: General Policy 2 states: "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." ### Assessment The planning application seeks approval for the change of use of the building to a day nursery. The submitted application comprises a location plan, floor plan and completed application form that provides supporting information. Within this the applicant has stated that the proposed opening hours would be 08:00 to 18:00, that the number of children attending would be approximately 30 , and that it is envisaged that drop off and collections would be primarily between 08:00 - 09:00, 12:00 - 13:00m \& 16:00 - 18:00. The original use of the building for religious activities has long since ceased and as stated earlier in this report there have been subsequent planning approvals for other uses of the building. In general terms the proposed use as a nursery is considered to be acceptable in terms of land use designation and the role of the planning application is therefore to primarily assess the impact of the proposed use on the amenity of the surrounding area. In terms of noise and general disturbance it is considered that the building is capable of being used as a nursery without causing undue harm to the amenity of the surrounding area. The fact that the building is detached provides sufficient isolation to limit harm. The other significant issue arising from the proposal is traffic generation. Whilst the proposed use would not require car parking other than staff car parking for the majority of its opening hours the nature of the proposal would lead to significant numbers of vehicles dropping off and collecting children at certain times during the day. Based on 30 children attending the nursery it is estimated that the proposed use has the potential to generate 60+ traffic movements per day. As there is no on-site car parking all drop offs and collections will have to rely on on-street car parking within the surrounding area. Unfortunately, as can be seen with other existing nurseries, the traffic generated by drop offs and collections can easily cause problems within the highway. It is considered that the potential traffic generation combined with the lack of on-site car parking would cause unacceptable harm within the area and be unacceptably detrimental to highway safety and amenity. It is recommended that the planning application be refused. ## PARTY STATUS It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status: Onchan District Commissioners; and The owner and/or occupant of 14 Nursery Avenue. It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: Picture Box Playgroup. Recommendation Recommended Decision: Refused Date of Recommendation: 13.07.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals R 1. Due to the lack of on-site car parking the proposal relies entirely on car parking within the surrounding area to provide staff car parking and parking for the dropping off and collection of children. Given the potential traffic generation from the proposed use it is concluded that the lack of on-site car parking will cause unacceptable harm to highway safety and general amenity within the surrounding area. As such, the proposal is contrary to the provisions of General Policy 2 (g), (h) & (i) of the Isle of Man Strategic Plan 2007. I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer Decision Made : Refused Date : 16 July 2009 Signed : [Signature] Senior Planning Officer 13 July 2009 09/00778/B Page 3 of 3 --- *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/62986-braddan-former-methodist-church-conversion/documents/1375453*