Officer Report

Application No.: 17/00735/C Applicant: Quay Fitness Ltd Proposal: Change of use of former sorting office to a commercial gym Site Address: Unit 9 Gladstone Park Industrial Estate Ramsey Isle of Man IM8 2LA Case Officer : Mr Jason Singleton Photo Taken: 31.07.2017 Site Visit: 31.07.2017 Expected Decision Level: Officer Delegation

Officer’s Report THE APPLICATION SITE

1.1 The application site is Unit 9 of a collection of units which forms Gladstone Park light industrial development in Ramsey. The unit is located to the north east corner of the building adjacent to the grassed area and former loading bay. There are numerous parking spaces arranged around the buildings including 5 - 7 directly in front of the unit and more alongside in a cleared area. PROPOSAL - 2.1 Proposed is the change of use of unit 9 to a commercial gym which would contain cardio vascular equipment, weights, studios and changing facilities and fitness related equipment. The agent indicates the opening times would be 0600 - 2100 hrs daily for 7 days a week.

2.2 There are no floor plans provided with the application. However, a unit of a similar size in Spring Valley was approved for use as a gym (12/01532/B) provided illustrations of around 40 pieces of equipment being accommodated within the unit. Subsequent use of this premises has led to vehicles parking on the estate road which has caused issues for those in neighbouring units, and other users of the estate road. However, in that instance, the surrounding units are used for a variety of purposes, including retail - Pets at Home, Currys/PCWorld, Agrimark which tend to generate more traffic and a need for more parking than in a more traditional industrial estate such

• as Gladstone Park where the majority of the uses are light industrial and industrial.

PLANNING HISTORY

3.1 The application site has not been the subject of any previous planning application that is considered specifically material to the assessment of this current planning application. PLANNING STATUS - 4.1 In terms of local plan policy, the application site is within an area zoned as light industrial identified on the Ramsey Local Plan 1998.

4.2 In terms of strategic plan policy, there are no specific policies in the Isle of Man Strategic Plan 2016 that are considered applicable to the proposed use. The proposed use is not industrial so represents a departure from the authorised use of the site (as well as its Local Plan designation). The use would not fit automatically into any other use or use class. - 4.3 It is worth noting that other gymnasia/fitness centres on the Island are situated within areas designated for a variety of different purposes. These include Predominantly Tourism (Body & Mind,

Loch Promenade, Silhouette, Empire Terrace), Light Industrial (Body Shack, Kingswood Grove, Nautilus, Peel Road), Tourism & Leisure (Sefton Hotel, Harris Promenade, Mount Murray, Santon, Hilton Hotel, Central Promenade), Predominantly Offices (Karma, Victoria Street and Samantha Walker, Victoria Street), Predominantly Shopping (Signature Rooms, Tower House, Castle Street). More recently, planning permission was granted in 2012 for the change of use of an industrial unit

• at the Spring Valley Industrial Estate, Braddan to a fitness gym.

4.4 The Strategic Plan chapter on Sport, Recreation, Open Space and Community Facilities opens by stating 'The quality of life on the Island and the quality of our environment are improved by attractive open space and by facilities for recreation and other community purposes...the Strategic Plan needs to facilitate sport and recreation opportunities' (paragraphs 10.1.1 and 10.3.3). The Chapter goes on: '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'. - 4.5 In more general terms, Transport Policy 1 of the Strategic Plan 2016 states that 'New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes.'

REPRESENTATIONS

5.1 Ramsey Commissioners have not commented.

5.2 Highways Services have commented and confirm there is no highway involvement in the proposal (01/08/17) ASSESMENT - 6.1 Whilst the site is not designated for recreation or leisure purposes, the proposed use does not easily fit into an established Use Class and indeed the existing and approved fitness facilities on the Island are found in a variety of areas including industrial.

6.2 This site is close to a bus network and within walking distance of a concentration of population. The estate generates a variety of different users to the business in the estate and this traffic is generally day time and week day traffic and as such there is likely to be capacity on the roadways and adjacent parking areas to accommodate any vehicles which cannot be accommodated on the site such that there will not be an adverse impact on the highway network in the vicinity of the site. Accordingly, it is likely the peak uses of the gym will be when the adjacent units are not operational.

6.3 As it has been demonstrated, there are many examples of gymnasia located in industrial areas and as such it is considered that what is proposed, whilst not in full accordance with the Development Plan, would not impact on the wider character and appearance of the area, nor would it conflict with adjacent uses. RECOMMENDATION - 7.1 For the above reasons, it is concluded that the planning application is recommended for approval. INTERESTED PERSON STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material

• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 14.08.2017 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions

• C 1. 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The use hereby approved shall not be undertaken outside the following times: 0600hrs and 2100hrs Monday - Sunday. Reason: In order to maintain the amenities of the area. This approval relates to drawings referenced LA-09 date stamped 12th July 2017.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 14.08.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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