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Application No.: 21/00222/C Applicant: Lukas Widomski Proposal: Change of use from light industrial to fitness studio/gym Site Address: Unit 27/28 Gladstone Park Industrial Estate Ramsey Isle Of Man IM8 2LA Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 15.04.2021 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Monday 0630 - 0930 & 1730 - 1930 Tuesday 0630 - 0930 & 1730 - 1930 Wednesday CLOSED Thursday 0630 - 0930 & 1730 - 1930 Friday 0630 - 0930 & 1730 - 1930 Saturday 0900 - 1100
Sunday CLOSED REASON: In the interest of neighbouring amenity.
The planning application is recommended for approval as the change of use would accord with General Policy 2 and would not be considered to be affected by any flooding as noted in Environmental Policy 10 and 13 of the Strategic Plan.
Plans/Drawings/Information; This approval relates to drawing and information referenced, site and location plan and floor plan, date stamped received on 19 February 2021. _______________________________________________________________
DOI (Floodrisk) should be afforded IPS as that have made a representation on a material issue. _____________________________________________________________________________
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PROPOSED USE IS CONTRARY TO THE DEVELOPMENT PLAN
1.1 The application site is Unit 27/28 of a collection of units which forms Gladstone Park light industrial development in Ramsey. The unit is located to the west of the main block of the building on the newly erected industrial styled units with parking to the front. PROPOSAL - 2.1 Proposed is the change of use of unit 27/28 to a private fitness studio/ gym which would operate on a 1-2-1 personal training with no more than 6 people at any time (for classes) which are pre-bookable. It is noted on the application forms there are 6 parking spaces.
2.2 The operating hours as suggested on the application form area; Monday 0630 - 0930 & 1730 - 1930 Tuesday 0630 - 0930 & 1730 - 1930 Wednesday CLOSED Thursday 0630 - 0930 & 1730 - 1930 Friday 0630 - 0930 & 1730 - 1930 Saturday 0900 - 1100
Sunday CLOSED PLANNING HISTORY
3.1 18/00526/B - Sub division of existing units to create eight units with associated doors and use of unit 25 as a bakery (retrospective). Approved with conditions;
4.1 In terms of local plan policy, the application site is within an area zoned as light industrial identified on the Ramsey Local Plan 1998. The site is not within a conservation area.
4.2 The site is identified on the DoI Flood Risk indicative Map as being at risk from "surface water" flooding, from medium to high.
4.3 In terms of strategic plan policy, there are no specific policies in the Isle of Man Strategic Plan 2016 that are considered applicable to the proposed use. The proposed use is not industrial so represents a departure from the authorised use of the site (as well as its Local Plan designation). The use would not fit automatically into any other use or use class. - 4.4 Whilst the land is designated for development, the proposed use is not strictly in accordance with the land use designation but the standards of development set out in General Policy 2 of the Strategic Plan are considered relevant and applicable as part of the assessment of this application:
"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:
4.5 Whilst there are no specific policies which support the provision of new recreation or sporting facilities, Chapter 10 of the Strategic Plan does acknowledge the positive impact they have on the quality of Island life; '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'. - 4.6 As the site lies within a flood risk area, Environment Policies 10 and 13 are applicable.
4.7 It is worth noting that other gymnasium/fitness centres on the Island are situated within areas designated for a variety of different purposes. Planning approval has been granted for sporting and recreation uses have been approved in industrial areas - 11/00845/C for a climbing facility at Middle River, Douglas and the following have approval as gyms 17/00735/C at Gladstone Park in Ramsey, 16/01386/C at The Shipyard in Ramsey, 15/00265/B and 13/00633/B at Demesne Road in Douglas, 13/00334/C at White Hoe, 12/01532/B at Spring Valley and 12/00964/C at Kirby Farm industrial estate in Braddan. Finally, planning approval was granted at Ronaldsway Industrial Estate for a snooker/pool/billiards centre under 19/00458/C. - 4.8 Most recently, planning approval has been granted for the conversion of an industrial unit right alongside in Hills Meadow to a martial arts gym (19/01075/C) and for the change of use of a former dairy, now storage unit in Ramsey to a gym (19/01047/C).
REPRESENTATIONS
5.1 Ramsey Commissioners commented (22/03/21) with no objection.
5.2 Highways Services have commented on the proposal (22/03/21) with no objection.
5.3 DOI Flood Management indicate no flood risk interest (06/04/21). ASSESMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are;
6.2 Whilst the site is not designated for recreation or leisure purposes, the proposed use does not easily fit into existing allocations and indeed the existing and approved fitness facilities on the Island are found in a variety of areas including industrial estates. As it has been demonstrated and noted in para. 4.7 & 4.8 of this report, there are many examples of gymnasiums and sports or recreation facilities located in industrial areas around the Island but particularly is PA 17/00735/C which is only 80m away to the east and was approved in 2017 on the same estate.
6.3 From the site visit, it was noted within Gladstone Park Industrial estate many of the units remain empty and only small proportion are occupied.
6.4 On balance, whilst not in full accordance with the Development Plan, when assessed again the broader principles of General Policy 2, a change of use to a private gym would not impact on the wider character and appearance of the area, nor would it conflict with adjacent uses of the Gladstone Estate. Given the ability to alter the use within Class 4.4 of the 2019 Use Class Order, of those uses listed (assembley and leisure) few of those would cause a conflict of use on this estate, however it could place additional pressure on parking in the area. In this case it would be appropiate to limit the use of the proposal by a condition to that as per the appliaction and prevent any subsequent change of uses without seeking planning consent. Flooding Risk - 6.5 The DoI flood risk management team had not commented at the time of writing but as the proposal is not adding or increasing the build development but only changing a use of the space, the absence of comments is understandable. In terms of flooding in this instance, when reviewing the maps most of the main highway is susceptible to surface water flooding as is part of the wider site. On balance, given the nature and existing uses of the various parts of the buildings on this estate, the proposed change of use would not exacerbate the risk of
surface water flooding to this property or adjacent buildings. For these reasons it is not considered necessary to request a flood risk assessment for this development as identified in EP10 and 13.
Highway Safety
6.6 This site is close to a bus network and within walking distance of a concentration of population. The estate generates a variety of different users to the business in the estate and this traffic is generally day time and week day traffic and as such there is likely to be capacity on the roadways and adjacent parking areas to accommodate any vehicles which cannot be accommodated on the site such that there will not be an adverse impact on the highway network in the vicinity of the site. Accordingly, it is likely the peak uses of the gym will be when the adjacent units are not operational. - 6.7 Highway Services have considered the merits of the proposal, access to and from the site from the highway, as well as parking and highway safety. As the transport professionals their comments are heavily relied upon and as they do not object, the proposal would be aligned with the principles of GP2 (h&i).
RECOMMENDATION
7.1 For the above reasons, Whilst the land is not designated for the proposed use it will provide facilities which are generally encouraged within the Strategic Plan, and given the reasonable size of the unit and the other non-residential uses in the immediate surroundings, the change of use to a gym is not considered to be unacceptable or to adversely impact general or residential amenity in the area. Highway issues are also expected to be minimal given the location and the availability of parking either at the site or in nearby area. For these reasons the application and proposal is recommended for approval. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Signed : J SINGLETON 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
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