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Application No.: 19/01047/C Applicant: James Matthew Sowrey Proposal: Change of use from storage unit to gym Site Address: The Old Dairy Waterloo Road Ramsey Isle Of Man IM8 1EB Planning Officer: Miss Lucy Kinrade Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 18.11.2019 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
This approval relates to Site Plan, Location Plan, Existing Floor Plan, Proposed Floor Plan and 2 x google images showing parking, and supporting Planning Statement all date stamped and received 11/09/2019.
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PROPOSED USE IS CONTRARY TO THE DEVELOPMENT PLAN
1.1 The application site is an existing industrial unit located half way along Waterloo Road in Ramsey and to the rear of the former petrol station. Access to the building is via Approach Road where there is a large area of hardstanding and off road parking to the front of the unit with 6 spaces available for sole use by the unit. - 1.2 The unit was historically used as the milk depot for IOM Creameries but this use has been ceased for a considerable time and in excess of 10 years. - 1.3 The majority of Waterloo Road comprises residential properties lining both sides of the road, however in the immediate area surrounding the site there is the former petrol station, Ramsey Youth Club (registered building) and Lough House (registered building) utilised as offices. THE PROPOSAL
2.1 Proposed is the change of use of the existing unit into a gym. No external alterations are proposed. - 2.2 Supporting information provided for the application states that the facility is to provide a range of fitness equipment, one to one training sessions and a number of fitness classes. The proposed hours of operation are to 0630 - 2100 hours 7 days a week.
3.1 The application site has been subject to a number of planning applications dating back from 1988, including the change of use from a vehicle maintenance garage to a garage for delivery vans under PA 88/01331/A, refurbishment works and the construction of a loading bay for the Milk Depot under PA 01/01605/B, and four applications for residential development varying between apartments and town houses and only one of which was approved under PA 09/00414/A.
3.2 There are no specific land use designations for sports or recreation uses such as gyms and they do not readily fit into any other use class, as such overtime these uses have been considered and approved in various locations across the Island, for example:
PA 19/00458/C for a snooker/pool/billiards centre Ronaldsway Industrial Estate PA 17/00735/C for a gym at Gladstone Park in Ramsey, PA 15/00265/B and 13/00633/B for gym at Demesne Road in Douglas, PA 12/00964/C for a gym at Kirby Farm industrial estate in Braddan. PA 05/02076/C - for a gymnasium at Kingswood Grove in Douglas.
4.1 The site is designated as 'predominantly residential' on the Ramsey Local Plan. There are no specific policies in the Strategic Plan that relate to the current gym proposal, however it would be reasonable to consider the general standards of development set out in General Policy 2 in the assessment of the application along with the parking standards for recreational leisure uses set out in Appendix 7.
4.2 General Policy 2 states (in part):
"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:
4.2 Appendix 7 states (in part):
Assembly and leisure* = 1 space per 15 square metres gross floor space.
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Department of Infrastructure Highway Services - do not oppose (09/10/2019)
5.2 Ramsey Town Commissioners - no objection (28/10/2019). ASSESSMENT 6.1 There are two fundamental issues to considered in the assessment of the current application, i) whether or not the proposal will impact the residential properties in the area and ii) whether or not the proposal would have an adverse impact on highway safety.
6.2 The Strategic Plan acknowledges the positive impact that sport and recreation has on the quality of Island life, and which feeds into the objectives of the Strategic Plan and the overarching Government aims in making our Island a special place to live and work. Aforementioned gyms are not uses that readily fall into any existing use class and as such can be found across various parts of the Island. The specific circumstances of this particular site is that it located on a main arterial route running through the centre of Ramsey and the proposed gym is to contained within an existing unit that sits central to and forms part of a small cluster of buildings that are not in residential use and which are fairly commercial in their appearance and nature. The siting of gym amongst this area would not be so unobjectionable or out of context with the immediate surrounding building.
6.5 The greatest impact on the surrounding area will likely be from the comings and goings of people visiting the site. This site itself is well placed in terms of its proximity to the centre of Ramsey where there is a general level of activity and movement. The site is well served by public transport routes with bus stops available on Waterloo Road and the electric tram station a short walk away. The site itself provides 6 car parking spaces and the applicant indicates that cycle racks will be provided as to encourage alternative means of transport. The applicant also indicates that ample car parking is also available between 80m - 100m walk away on the Ramsey promenade or at St Pauls Square, with further public car parking available next to the tram station around a 3 minute walk away. In this respect, given the town centre location of the site and the availability of parking in the surrounding area that the proposal would not result in an unacceptable impact on highway safety as to warrant a concern or refusal.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Permitted Committee Meeting Date: 25.11.2019
Signed : V PORTER Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
Application No. : 19/01047/C Applicant : James Matthew Sowrey Proposal : Change of use from storage unit to gym Site Address : The Old Dairy Waterloo Road Ramsey Isle Of Man IM8 1EB Planning Officer : Miss Lucy Kinrade Presenting Officer Mrs Vanessa Porter Addendum to the Officer’s Report
The Planning Committee approved the application at its meeting of 25th November, 2019 subject to an additional condition which requires the storage unit can only be used as a gymnaisum and facilities associated with this.
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.
This approval relates to Site Plan, Location Plan, Existing Floor Plan, Proposed Floor Plan and 2 x google images showing parking, and supporting Planning Statement all date stamped and received 11/09/2019.
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