22 July 2019 · Committee
The Arts Hub, The Chapel, Nursery Avenue, Onchan, Isle Of Man, IM3 4hg
The application sought to convert a former chapel at the corner of Nursery Avenue and Main Road, Onchan, from its approved office use into a performing arts studio. The building has a history of non-worship uses, having previously been approved as a theatre school in 1987 and offices in 2008, and sits in a predominantly mixed-use area at the heart of Onchan village. The main planning issues were whether the principle of the use was acceptable in this location and whether it would cause harm to neighbouring residential amenity or highway safety. The officer concluded that the proposal aligned with Strategic Policy 1 by making efficient use of an existing, accessible building in a service village centre well served by public transport and walkable for most of the local community. On parking, the site has a rear off-road parking area (approximately 11.5m x 5.2m) and the town centre location offers additional nearby parking. The Planning Committee approved the application at its meeting of 15 July 2019, adding a note encouraging the applicant to promote safe and responsible parking by clients, and conditioning operating hours and the retention of the rear parking area.
The committee agreed with the officer that the benefits of bringing the building back into active community use outweighed any potential highway impact, given the town centre location, available off-street parking to the rear, nearby public parking, and good pedestrian and public transport access. Operating hours were conditioned to protect residential amenity, and the rear parking area was required to remain available for the use at all times.
Development should make the best use of resources
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. 4.2.2 In pursuance of (c) abo ve, the Department will, when formulating its programme for the preparation of new Area Plans, have particular regard to: (a) the availability of mains drainage connected to IRIS or other mains systems; (b) securing the future viability of rural primary schools; (c) the public investment in the Island's highway, bus, railway and tramway networks; (d) the provision and availability of water; and (e) community facilities. 4.3 Environment 4.3.1
General Policy 2
General Policy 2: 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. 6.3 Development outside of areas zoned for development
Parking Standards
Conversion of former chapel to create offices
current approved use
Change of use from existing theatre/stage school to a pre-school day nursery
Conversion from theatre / stage school to day nursery
Change of use from former Methodist Chapel to Theatre School Studio
Use of premises for storage, offices and market
