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The planning application seeks approval for the change of use of building on Marion Road in Onchan to allow its use as a health and fitness centre. The last known use of the building is as a furniture shop. It is understood that the applicant is looking to relocate their business from the Crescent Leisure Centre/Cinema site.
The application purports to have reached an agreement with Royal Skandia to allow their car park to be used from around 18:00. It is understood that this agreement is on a renewable twelve month period with a three month notice period for termination. Royal Skandia’s premises and car park are located an approximate 500 metres walking distance from the application site.
The Department of Transport’s Highways Division has objected to the planning application on the grounds that the development affords up to nine off street parking spaces adjacent to a narrow street which is congested with on street parking and that the use of Royal Skandia’s car park is unclear and not actually viable. Setting aside the nature of the objection there are copies of letters between the Highways Division and the applicant’s agent on the planning application file that raise concerns about the actual stated membership. Following the receipt of the objection I sought a response from the applicant and received additional information from the applicant’s agent. Despite copies of this information being circulated to all parties involved and subsequent chasing letters I have not received any further comment from the Highways Division. As I share their concerns and in view of the need to progress the planning application in light of the implementation of the new legislation I have decided to report the matter based on the known situation.
Onchan District Commissioners have recommended that the planning application be approved. The Disability Access Office has made no comment on the merits of the planning application but has suggested that the needs of disabled access should be considered. The Isle of Man Water Authority has made no comment on the merits of the planning application but has requested that an informative note be attached to any approval notice. The Fire Safety Officer has made no comment on the merits of the planning application but has advised that the applicant discusses fire precaution measures with them.
Having examined the planning application and considered the implications of the proposed use I agree with the concerns of the Department of Transport Highways Division and would suggest that the key impact arising from the use is on car parking. In response to the objections of the Highways Division the applicant’s agent has submitted a drawing showing fourteen car parking spaces within the curtilage of the application site and a further six car parking spaces directly adjacent to the application site on Marion Road. There are clear operational problems with this proposed level of car parking and I suggest that the true level of available car parking for the application is actually twelve. Even without any form of dedicated traffic impact assessment I am of the opinion that a health and fitness centre operating from a building of size contained within the application site will generate significantly more traffic than can be accommodated by twelve car parking spaces and that the traffic will be likely to be at a time when car parking is in demand from local residents (i.e. during the early evening and at night during the week and throughout weekends). It then follows that people will park their vehicles in the surrounding area and, due to human nature, probably as close as possible the application site. The implications of this are that the use will have a detrimental impact on the existing car parking provision and residential amenity within the surrounding area. I do not accept the potential availability of the Royal Skandia’s car park as particular appropriate or relevant to the proposed use as the distance involved limits the actual viability of its use and there are no means through planning to require and control its use in the future.
I recommend that the planning application be refused on the grounds of the impact of the use on existing car parking provision, traffic levels and residential amenity of the surrounding area.
Recommended Decision: Refused
Date of Recommendation: 21.11.2005
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1. The proposed use of the application site and building contained within it as a health and fitness centre is deemed unacceptable by reason that the level of viable car parking provision provided in association with the proposed use is inadequate in relation to the level of traffic that would be generated by the proposed use. As such the proposed use would be detrimental to existing levels of car parking provision and traffic levels within the surrounding area and have an unacceptable impact on the residential amenity of surrounding properties.
R 2. The application’s stated intention and part reliance on the use of Royal Skandia’s car park is unacceptable as the walking distances involved are such that its actual viable use is questionable. Notwithstanding that, the use of this car park cannot be considered as part of the proposed use as this area of car parking is outside the control of the applicant and its future availability cannot be controlled through the planning system.
Decision Made : ... Committee Meeting Date : ...
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