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111 Greenlands Avenue, Ramsey, Isle of Man, IM8 2PE.
23rd January 2017.
Dear Mr Chris Balmer,
Please find enclosed further documentation in relation to the application made to change the use of Unit 2, Ramsey Shipyard. I have included four copies of the paperwork. Should it be of assistance, as previously offered, I am still happy to meet with yourself or a representative of the Department of Infrastructure in person.
Please contact me if you have any further questions.
Regards
Petr Krejci.
John Hays
Received 23/1/17 16/01386/C Amended DATA, PLANNING AND BUILDING CONTROL DIVISION Town and Coun ary Planning Act 1999 Decision Appeal Date and Officer Initials
111 Greenlands Avenue, Ramsey, Isle of Man, IM8 2PE.
23 JAN 2017
Copy OF ENVIRONMENT AND AGRICULTURE
There are three designated parking spaces with the unit and a number of unrestricted parking spaces in the area. The majority of clients will be attending when the other businesses in the area are closed. I have chosen this location because of it proximity to Ramsey and I expect the clients will be locals who will walk or cycle to the gym. Otherwise there are a large number of car parking spaces in and around the nearby Mooragh Park.
23 JAN 2017
Isle of Man Strategic Plan
I have been advised that all applications are considered against the Isle of Man Strategic Plan. It is my opinion that the Strategic Plan supports what I have proposed in my application. Specifically paragraph 10.1.1 of the Strategic Plan states '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.' Paragraph 10.2.1 stated 'The Sport and Recreation Strategy 2002-2012—"Planning for Sport" sets out a vision for the continued development and growth of sport on the Island and the benefits that this will bring. The Island is fortunate in that over the recent years a network of sporting facilities has been provided across the Island. The Sport and Recreation Strategy envisages improving on these both in terms of sport development and, as appropriate, new facilities.' Paragraph 11.2.3 states 'In order to help meet the environmental objectives contained within this plan, new development should where possible be located and planned so as to reduce the need for travel and encourage means of travel other than by private car, in particular walking, cycling, and public transport use. In general, such locations will be within or contiguous with existing built centres which are well served by public transport and which are within walking or cycling distance of the new development, and this will have the added benefit of strengthening the services, shops, employment opportunities and overall vitality of those centres.
The Isle of Man Strategic Plan also states that there is a requirement of 1 space per 15sqm is required as a gym would be regarded under the assembly and leisure section. However these standards may be relaxed where development is within a reasonable distance of an existing or proposed bus route and it can be demonstrated a reduced level of parking will not result in unacceptable on street parking in the locality'.
I strongly believed that this criteria is met. I have included a map and photographs to demonstrate this and I will refer to them below:
1) Bus Route- The Unit is a timed three minute walk from North Shore Road, Ramsey and is served by the same bus route (3A/3) which caters for the Ramsey Swimming Pool. It is also a 10 minutes walk from Ramsey Bus Station. I have marked the two nearest bus stops on the map, one is on North Shore Road near the Mooragh Park and the other is on the junction of North Shore Road and Bowering Road.
2) Walking/ Cycling/ Running- As part of the active Crossfit community I have referred to in my applications I will be encourage clients to run, walk or cycle to the Unit as part of their fitness programmes. The unit has a private rear yard in which I would facilitate the secure storage of bicycles for clients. I personally will be cycling, running or walking to the gym as I am a resident of Ramsey. I expect that all of my clients will also be local residents, and the convenient location is why I applied for the lease on the Unit initially.
2) Parking- Unit 2 has three allocated car parking spaces. However I have also secured the use of six extra spaces outside Unit 3 and 4. I have use of these spaces before 8.30am and after 5.30pm (I have provided Mr Chris Balmer, Planning Officer with contact details for the owner of these units.) Between 8.30 am and 5.30pm I would be running only a small number of sessions for limited clients or one on one personal training. During this time I do not expect to need any extra spaces for the reasons laid out in points 1 and 2. However I would like to draw attention to the plentiful public parking spaces in the immediate areas, which I note have been taken in to consideration in a number of comparable applications (eg 15/00358/c and 15/0111/c.)
To clearly illustrate these park spaces I have numbered areas on the map included which refer to the lettered photographs included: a) shows approximately four unallocated public spaces in with seconds walk of the unit. b) shows approximately five to six unallocated public spaces on Shipyard Road, Ramsey, also seconds walk from the unit. c) shows approximately three further unallocated public spaces on Shipyard Road, Ramsey, also seconds walk from the unit.
d) shows approximately two further unallocated public spaces on Shipyard Road, Ramsey, also seconds walk from the unit (excluding the clearly mark restricted area marked by double yellow lines.)
e) shows approximately five further unallocated public spaces on Shipyard Road, Ramsey, one minute walk from the Unit (excluding the clearly mark restricted area marked by double yellow lines.)
f) shows approximately five public spaces on Masden Terrace.
I have only included spaces which are not outside residential properties so not to impact at all on 'street parking in locality.' There are a number of other public spaces outside residential property in the immediate area which I have not included.
As detailed previously a three minute walk from the Unit is North Shore Road and Ballacloan Road, Ramsey. The area regularly facilities parking for local football matches without having an
affect on street parking. I have continued with the lettered photographs to illustrate the parking available in this area: g) North Shore Road- at least twenty car parking spaces. h) Ballacloan Road- at least a further fifteen spaces.
Again there are a large number of further public unrestricted spaces on North Shore Road which I have not included because they are outside or opposite residential houses.
Therefore there are at least fifty nine unallocated or unrestricted car parking spaces which are not outside or opposite a residential house within three minutes walk of Unit 2, Ramsey Shipyard. As well as a bus route and two bus stops nearby. There is also a huge number of public car parking spaces on Park Road, Ramsey within a five minute walk of the Unit.
In relation to the traffic movement on Ramsey Shipyard in the morning (the time which is cited in the objection by the Department of Infrastructure) this has been observed on two mornings. It was seen to be very minimal even when traffic from the temporary Harbour works were included. Full details of these observations have been provided to Mr Chris Balmer, Planning Officer however they concluded that the majority of movement occurs at 8am. This will not be affected by a gym being in Unit 2 because the morning session I would provide are 6.30 am to 7.30am and 7.30am to 8.30 am. These sessions would not be offered everyday. From knowledge of the industry the early sessions are more popular because it allows clients to finish and still be back at home in time to get ready for work/get children ready for school. These session, like all offered, would be for a maximum of eight clients to allow for a high level of coaching. However, again from knowledge of the industry and personal experience, the most usual session size is up to six clients.
There is also a large area between Ramsey Shipyard and the Harbour which I have not included because I am not aware if it is a public or not. The area is currently being used by the Department of Infrastructure to park their vehicles during the works on the Harbour wall.
As required by the Planning Department a yellow sign detailing the planning application has been displayed at the Unit and no local residents or businesses have objected. The application was even reported on by the local press when it was published on the Three FM website on the 30th December 2016 (14 days before the deadline for objections.) No objections have been received from local business or residents and as detailed above the owner of the two neighbouring units are supportive of the applications.
There is no existing gyms in the North of the Island which offer Crossfit sessions. It will take considerable investment from me to convert the premises into a Crossfit Gym and as a Ramsey resident I feel strongly that this investment would benefit the area. It is necessary to run Crossfit sessions from a 'warehouse/ unit style location' due to the type of exercise included in the sessions. As a result there are no other more suitable premises in the Ramsey area. Other gyms have opened within areas formally designated as Industrial or Light Industrial, I suspect for similar reasons. For example Body Shack on Kingswood Grove, Nautilus on Peel Road, Elite Fitness within Springvalley Industrial Estate, Fitness Pod within White Hoe Industrial Estate and Crossfit, Kirby Farm Industrial Estate ( information from application 15/00358/C.) In my opinion these application are all comparable to the application I have made and these have all been successful.
As outlined above there is ample public parking in the area to cater for the running of a Gym from Unit 2, Ramsey Shipyard, however I do not expect that these spaces would be required. In order to address the concerns raised by the Department of Infrastructure, which were specifically in relation to parking and traffic movements before 9am I have secured six extra spaces. The traffic movements have also been observed, they were found to be very light and at times which would not be affected by the sessions I would provide.
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