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Application No.: 09/01481/B Applicant: Lisa Patricia Dancox Proposal: Change of use from existing theatre/stage school to a pre-school day nursery Site Address: Former Chapel Main Road Onchan Isle Of Man IM3 1AL --- ### Considerations Case Officer : Mr A Holmes Photo Taken: Senior Planning Officer Site Visit: Senior Planning Officer Expected Decision Level: Senior Planning Officer --- ### Written Representations 14 Nursery Avenue Onchan Isle Of Man IM3 4HG Opinions: - Onchan Methodist Hall Playgroup Committee Onchan - Objects to the proposal --- ### Consultations Consultee : Highways Division Notes : Objection Consultee : Onchan Commissioners Notes : approved. Consultee : Disability Access Officer Notes : Interest expressed Consultee : Department Of Health & Social Security Notes : Interest expressed Consultee : Chief Environmental Health Officer Notes :** Interest expressed ---
The application site comprises the curtilage of a former chapel that is located at the corner of Main Road and Nursery Avenue in Onchan.
The planning application seeks approval for the change of use of the building to a day nursery.
The application site has been subject to four previous planning applications that could be viewed as material to the assessment of this current planning application:
28 October 2009 09/01481/B Page 1 of 3
Onchan District Commissioners recommend that the planning application be approved. The Department of Transport Highways Division object to the planning application on the grounds that the proposal does not provide adequate off street parking. They state that on several site visits it was observed that Nursery Avenue, roads leading off Nursery Avenue and the nearby Commissioners car park was very congested with no free parking spaces.
The Department of Health and Social Security's Registrations \& Inspections Unit expresses an interest in the planning application.
The Department of Local Government and the Environment's Environmental Health Officer expresses an interest in the planning application.
The Disability Access Officer expresses an interest in the planning application. The owner and/or occupant of 14 Nursery Avenue, which is located approximately 25 metres north of the application site, objects to the planning application. The grounds for their objection can be summarised as concern regarding highway safety and car parking provision. They question the suitability of the property for the proposed use.
Onchan Methodist Hall's Playgroup Committee objects to the planning application. The grounds for their objection can be summarised as concern regarding car parking provision for the proposed use.
In terms of local plan policy, the application site is specifically designated as a building for civic, cultural or other special use (worship) under the Isle of Man Planning Scheme (Onchan Local Plan.) Order 2000 Map No. 1. There are no policies within Planning Circular 1/2000, the written statement to be read in conjunction with the local plan, which are considered specifically material to the assessment of the current planning application.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application:
General Policy 2 states: "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:
The planning application seeks approval for the change of use of the building to a day nursery. The submitted application comprises a location plan, floor plan and completed application form and letter that provides supporting information. Within this the applicant has stated that the proposed opening hours would be 08:00 to 18:00, that the number of children attending would be approximately 30 , and that it is envisaged that drop off and collections would be primarily between 08:00 - 09:00, 12:00 - 13:00m \& 16:00 - 18:00.
The original use of the building for religious activities has long since ceased and as stated earlier in this report there have been subsequent planning approvals for other uses of the building. The most recent planning application
(09/00778/B) also sought approval for use of the building as a day nursery and was refused, but that refusal was not tested through appeal. In general terms the proposed use as a nursery is considered to be acceptable in terms of land use designation and the role of the planning application is therefore to primarily assess the impact of the proposed use on the amenity of the surrounding area.
In terms of noise and general disturbance it is considered that the building is capable of being used as a nursery without causing undue harm to the amenity of the surrounding area. The fact that the building is detached provides sufficient isolation to limit harm. The other significant issue arising from the proposal is traffic generation. Whilst the proposed use would not require car parking other than staff car parking for the majority of its opening hours the nature of the proposal would lead to significant numbers of vehicles dropping off and collecting children at certain times during the day. Based on 30 children attending the nursery it is estimated that the proposed use has the potential to generate 60+ traffic movements per day. As there is limited on-site car parking the majority of drop offs and collections will have to rely on on-street car parking within the surrounding area. Unfortunately, as can be seen with other existing nurseries, the traffic generated by drop offs and collections can easily cause problems within the highway. It is considered that the potential traffic generation combined with the lack of on-site car parking would cause unacceptable harm within the area and be unacceptably detrimental to highway safety and amenity.
It is recommended that the planning application be refused.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
Recommendation
Conditions and Notes for Approval / Reasons and Notes for Refusal
R 1.
Due to the limited on-site car parking the proposal relies significantly on car parking within the surrounding area to provide car parking and parking for the dropping off and collection of children. Given the potential traffic generation from the proposed use it is concluded that this will cause unacceptable harm to highway safety and general amenity within the surrounding area. As such, the proposal is contrary to the provisions of General Policy 2 (g), (h) & (i) of the Isle of Man Strategic Plan 2007.
I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made: Refused Date: 28/12/09 Signed: __________________________ Senior Planning Officer 28 October 2009
09/01481/B
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