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23 Market Street, Douglas, Isle of Man, IM1 2PA. tel:676199, fax:612199, e: [email protected]
PROPOSAL: CHANGE OF USE FROM MICRO BREWERS AND TASTING TO BOXING GYMNASIUM WITH ASSOCIATED FACILITIES SITE: UNIT 3, HILLS MEADOW INDUSTRIAL ESTATE, DOUGLAS, IM1 5EB APPLICANT: MANX AMATEUR BOXING CLUB JOB NO: WL/19/1472 DATE: 11-10-2019
CONTENTS:
1. INTRODUCTION:
Kelly-Lewthwaite Building Design Limited have been commissioned to seek planning approval for the proposed change of use of 3 Hills Meadow Industrial Estate, Douglas from a Micro Brewery with tasting and other associated facilities to a Boxing Gymnasium with associated facilities.
This statement will describe the site and surroundings, document the site's history and assess the proposals against relevant planning policy. It is concluded that Planning Approval should be granted.
Mr Peter Roberts, Head Coach & Secretary to Manx Amateur Boxing Club (Manx ABC) includes their proposal business overview with this statement.
The application site covers an area of approx 312m². The premises are split over 2 floors. The internal ground floor area extends to approx 189m² and the mezzanine first floor to 147m². The external hard-standing area extends to approx 113m².
The application site is located in the well established Hills Meadow Industrial Estate, and the uses of the existing buildings on the estate are varied and include printing/stationary supplies, upholstery business, car repairs, car sales, builders merchants, training centre, offices etc. All without exception trade predominantly during normal daytime working hours.
The application premise is a relatively modern portal frame and clad building with open plan layout.
The site is conveniently accessed by foot and road from Peel Road.
3) APPLICANTS INTEREST IN SITE;
The applicant has secured a long term lease on the building.
4) CLUB HISTORY/BACKGROUND OVERVIEW (FOR CONTEXT);
The Manx Amateur Boxing Club was established over eighty years ago and has been run/managed by the same families since its establishment. The Club is designated a registered charitable organisation (No 1048) and is the oldest and most successful boxing club on the Isle of Man.
The Club is currently located in a former engineering works building in Palace Road, just off the promenade. The building is rather dilapidated and requires constant expensive maintenance. The premises are too small to accommodate the equipment and training facilities required for a modern gym and restricts the development of the members and consequently they cannot reach their full potential. The welfare facilities ie changing/showering do not meet the upcoming standards required. The recent change of ownership of the adjacent Castle Mona Hotel has also raised uncertainty with regard the future security/tenancy of the current site.
Additionally the existing site whilst it accommodates 3no car parking spaces on site, its access via public transport connections is limited due to the infrequency of and connections to the IOM bus services along the promenade. A significant number of the club members reside in the west of Douglas so travelling their by foot as the majority of the members do is not convenient.
Manx Amateur Boxing Club currently has 22no registered boxers as members, predominantly aged between 8 and late 20s. Other members that train their do so for fitness and wellbeing, some with aspirations to reach the standard required to become registered boxers.
The Clubs aim is to educate and assist people of all ages through boxing and other recreational activities so as to develop their physical, mental and emotional fitness and wellbeing so that they can grow to full maturity as individuals with confidence, discipline, physical and psychological knowledge that will assist in all aspects of their future life.
5) ACCESS/TRANSPORT;
The proposal site is extremely well serviced by public transport links. The IOM public bus service operates frequent services between Castletown & Douglas, Onchan, Colby, Port Erin, Port St Mary, Peel & Foxdale. The nearest stop to the application premises is only approx 100m. Additionally the IOM Steam Railway operates a regular service between Port Erin & Douglas. The Douglas stop is a short walk from the application site and is linked with safe, well lit pedestrian pathways and crossings. There also exists a cycle path along Peel Road which passes the proposal site.
In order to comply with Part M of the Building Regulations and the Disability Discrimination Act, to accommodate disabled patrons the premises will have a level approach, a level threshold, and be provided with an accessible WC compartment within the building.
The vehicular hard standing that exists in front of the building can accommodate 6no vehicles. 2no of the spaces will be blocked in but these will occupy the staff/coaches vehicles. The remaining spaces will be available for members to use although it is anticipated that most members will travel by public transport, foot, or bicycle. The proposal caters for the provision of a bicycle park in front of the building. Others will car share or get a lift to the gym.
Although it doesn't form part of the application site, nor should it be a condition of any approval we note that an adjacent business namely Rambo's (see attached block plan) has given consent for any club members to use their vacant spaces after 16:30hrs each day when they will be vacant and available (see attached letter dated 6/9/19).
6) IMPACT ON EXISTING/ADJACENT BUSINESSES;
The proposed use being conducted entirely from within the building premises and the predominant opening times ie evening will not cause any nuisance or be detrimental to neighbouring businesses. Whilst the gym will be busiest during the evening there will be times when the gym is open and members will be training during the day, particularly when training in advance of a completion. As noted above the on-site parking will be more that suffice to accommodate any parking requirements.
7) PLANNING HISTORY;
Relevant planning history can be summarised as follows. Planning permission was granted in 2009 (PA 08/02280/B) for 'erection of a building to provide four units for light industrial or storage/distribution purposes'. The most recent use of the site, a subsequent more recent application (PA 13/90921/C) was approved to 'change the use from light industrial to micro brewery'.
8) PLANNING POLICY;
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".
The IOM Government objectives such as the Strategy for Sport;
9) REFERENCES/DRAWINGS;
10) CONCLUSION;
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. 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, is acceptable.
This site is close to the public transport network and within walking distance of a concentration of population. The estate generates a variety of different users, trades people and customers visiting the builders merchants, motoring repair & sales, printing suppliers and UCM Training Centre etc. This traffic is generally day time and week day traffic and as such there will not be an adverse impact on the highway network in the vicinity of the site.
It is considered that the proposed change of use to create a boxing gym meets the objectives set out in the IOM Strategic Plan and the IOM Strategy for Sport 2014-2024.
Overall it is considered that the development represents a sustainable form of development in accordance with the relevant development plan policies. It is respectively requested that this application is approved.
Prepared by;
WAYNE E LEWTHWAITE (Director)
KELLY-LEWTHWAITE BUILDING DESIGN LIMITED
11-10-19
| Document Detail: | Drg No: | Job No: | Scale: | Date: |
|---|---|---|---|---|
| Plan as Existing | 1 | WL/19/1472 | 1:100 | Oct 19 |
| Plan as Proposed | 2 | WL/19/1472 | 1:100 | Oct 19 |
| Location Plan | 3 | WL/19/1472 | 1:1250 | Oct 19 |
| Block Plan | 4 | WL/19/1472 | 1:500 | Oct 19 |
| Planning Application Form | 11-10-19 | |||
| Land Ownership Statement | 11-10-19 | |||
| Planning Support Statement | 11-10-19 | |||
| Manx ABC Letter | 11-10-19 | |||
| Rambo’s Letter | 6-9-19 |
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