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Planning and Building Control Murray House Douglas Isle of Man Date: April 2025 Ref: Proposed Detached Garden Office and Home Gym, No. 1 St Ninians Road, Douglas, Isle of Man, IM2 4BB
Introduction
This planning statement is submitted in support of a full planning application for the erection of a detached outbuilding to serve as a combined office and home cardio gym at No. 1 St Ninians Road, Douglas.
The development is proposed for private and ancillary use by the homeowner to support an online professional health and wellbeing practice operated from home.
The use will include online coaching, consultations, and limited in-person client meetings, alongside personal home gym use.
The site comprises a residential property with a substantial rear garden, located in a well-established residential area of Douglas. The property lies within the built-up area as defined in the Strategic Plan for the Isle of Man (2016) and is subject to the provisions of the Eastern Area Plan (2020).
The surrounding area is predominantly residential, characterised by a mix of traditional and modern detached and semi-detached dwellings.
Proposal The proposed development includes:
A single-storey detached outbuilding at the rear of the garden. Internal layout comprising a small private home cardio gym, consultation/meeting space, and ancillary facilities. External materials and design in keeping with the residential character of the area. The outbuilding is proposed for ancillary residential use, supporting the owner’s existing home-based business. The use includes:
Online health and fitness coaching. One-to-one neurolinguistic practitioner sessions. Periodic client consultations, typically lasting no more than one hour (2/3 times per week). Since the business is predominantly online with a few in-person appointments, there will be minimal impact on the surrounding area.
Planning Policy Context The following policies are considered relevant to this application: Strategic Plan for the Isle of Man (2016) Chapter 7: The Environment, where climate change, ecosystem protection, and sustainable land use are typically addressed. Appendix 1, Sustainable Development (page 120): Supports development that promotes sustainability. “At the heart of sustainable development is the simple idea of ensuring a better quality of life for everyone, now and for the future generations. A widely used definition was drawn up by the World Commission on Environment and Development 1987: “development that meets the needs of the present without compromising the ability of future generations to meet their own needs”. Chapter 9.3.4 (c) – Supporting Small and Home-based Enterprises: Encourages appropriate provision for home-working and small-scale enterprises and in this instances do not have an adverse impact on residential amenity or character. There should be less travelling involved. Residential Guide July 2021 Chapter 3.1 “Local Distinctiveness”,
This section is intended to facilitate good quality design, and an important aspect of that is local distinctiveness.
Chapter 7.1 Good neighbourliness – Applicants are encouraged to assess development from the viewpoint of neighbours, considering loss of light, privacy, overbearing presence, etc.
Design and Layout of Development: The design respects the character of the area and the amenity of neighbouring properties. The proposed outbuilding is modest in scale, positioned to avoid overshadowing, and uses timber which is a sustainable material.
Chapter 6: General Development Considerations.
Also, ancillary uses to residential properties that are clearly secondary to the main residential use and this development do not cause nuisance, traffic congestion, or conflict with neighbouring amenity also assist to sustainable development.
Planning Considerations Principle of Development The principle of an ancillary outbuilding for mixed personal and limited business use is acceptable under local planning policy, as it remains subordinate to the main residential function.
Impact on Neighbour Amenity The proposal has been carefully designed to minimise impact: Single-storey and sited in the garden. Majority of clients are online and no significant increase in traffic or noise. Sessions are conducted by appointment.
Existing street parking provision is adequate. The low intensity of visits will not generate additional demand that would compromise highway safety or on-street parking.
The proposed outbuilding will be clad in high-quality timber that complement the existing property. The scale and form are appropriate for its garden setting. The existing timber structure will be removed.
The proposed development is consistent with both the Strategic Plan and the Eastern Area Plan. It will support a small-scale, sustainable home-based enterprise while protecting the amenity of neighbours and preserving the character of the area.
See list of enclosed drawings:
I respectfully request that planning permission be granted.
Kind Regards Steve Hinds
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