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Application No.: 15/00358/C Applicant: Mr Mark Taylor Proposal: Change of use of first floor from retail to a fitness centre Site Address: Unit 1 Riverside Works Pulrose Road Douglas Isle Of Man IM2 1AB Case Officer : Miss Melissa McKnight Expected Decision Level: Planning Committee
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE USE IS NOT IN ACCORDANCE WITH THE LAND USE DESIGNATION OF THE SITE
1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of Unit 1 Riverside Works, a brick built industrial building located on the southern side of Pulrose Road, Douglas. To the east of the site is a rendered office building and depot and to the south/south east of the application site are a number of other industrial type buildings. - 1.2 The unit is two storey with a small mezzanine above the first floor. The current use of the building is retail. There are nine parking spaces outside the building and a pay and display car park adjacent to the application site on the northern side of Pulrose Road.
2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the change of use of the first floor to a fitness area. The layout includes a fitness area and toilets and showering facilities which are existing. There are no external changes proposed. - 2.2 The fitness centre will operate Monday to Friday with two classes at 06.00 to 06.45 and 07.00 to 07.45. There will be one instructor, the applicant, and a maximum of twenty clients as insurance only covers twenty people for one instructor. - 2.3 As previously mentioned, there are nine onsite parking spaces with a pay and display car park adjacent the application site. It is understood that clients would be encouraged to walk, run or cycle to the centre also.
3.0 PLANNING HISTORY - 3.1 Planning approval was granted on review in 2002 under PA 01/01678/B for the erection of an industrial storage building.
4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site lies within an area zoned as Light Industrial under the Douglas Local Plan 1998. - 4.2 In terms of strategic plan policy, paragraph 10.1.1 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 10.3.3 of the Strategic Plan further states, "The Strategic Plan needs to facilitate sport and recreation opportunities." - 4.3 Community Policy 2 of the Strategic Plan states, "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." - 4.4 Transport Policy 1 of the Strategic Plan 2007 states, "New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes." Transport Policy 7 states, "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."
5.0 REPRESENTATIONS - 5.1 Douglas Borough Council has no objection to the current planning application (30/04/2015). - 5.2 The Department of Infrastructure Highway Services do not oppose the current planning application (04/06/2015).
6.0 ASSESSMENT - 6.1 As previously mentioned, the application site lies within an area zoned as light industrial and therefore what is proposed under this current planning application would be contrary to the land use designation. The proposed use does not readily fall into any other use or use class. - 6.2 There are across the Island a number of gymnasiums and fitness centres within areas designated for other specific uses. For example, Body & Mind on Loch Promenade and Silhouette on Empire Terrace are within areas designated as Predominantly Tourism. Karma on Victoria Street and Samantha Walker on Victoria Street are all within areas zoned as Predominantly Offices. Body Shack on Kingswood Grove, Nautilus on Peel Road, Elite Fitness within Spring Valley Industrial Estate, Fitness Pod within White Hoe Industrial Estate and Crossfit, Kirby Farm Industrial Estate are located within areas formally designated as Industrial or Light Industrial or within established industrial estates. Planning permission was also granted for the change of use of an industrial unit within Balthane Industrial Estate to a fitness centre in 2010 under PA 10/01179/C. The majority of the aforementioned fitness centres and gymnasiums operate for longer hours than what is being proposed under this scheme and also operate at weekends and incorporate full gymnasium equipment. - 6.3 Looking at the impact of the proposed use at Unit 1 Riverside Works, it is not considered that the use of the building as a fitness centre in the manner proposed would undermine the amenity of the adjacent units and users of the locality. The building would be in operational prior to the use of the majority of neighbouring units. It is therefore unlikely that any harm through increased pedestrian and traffic movements and general use would be caused upon the neighbouring units.
6.4 In terms of the accessibility of the site, the site is some distance from the town centre but is situated on two main bus routes and the site is on a major transport link into Douglas. As previously mentioned there are nine parking spaces outside of the building. It is understood that there would be one fitness instructor and a maximum number of twenty people in each fitness class. It is highly unlikely but if every individual was visiting the site by private vehicle, the site would have a shortfall of eleven spaces. This is however very unlikely to be the case. However, there is additional parking available directly adjacent to the application site with further parking available within the NSC. It should also be acknowledged that the applicant would encourage users to attend the fitness centre by foot or by bicycle. - 6.5 The traffic that is likely to be generated by the use of the site, as mentioned previously, would be prior to the majority of the operating hours of the other units and as such it is not likely that there would be highway conflict with other users of the area or upon Pulrose Road itself.
7.0 CONCLUSION - 7.1 As it has been demonstrated, there are many examples of gymnasiums and fitness centres 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 and as such the application is recommended for approval.
8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 the following persons are automatically interested persons:
Recommendation Recommended Decision: Permitted Date of Recommendation:
30.06.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
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 Drg No JTM056-P-10-01 and JTM056-P-10-02 date stamped as received on 1st April 2015 and Drg No JTM056-P-10-03 date stamped as received 14th May 2015 and JTM056-P-10-00 Rev B date stamped as received 15th May 2015.
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 : APPROVED Committee Meeting Date:…13.07.2015 Signed : Melissa McKnight Presenting Officer Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph). Signatory to delete as appropriate YES/NO
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