Draft Officer Planning Report

Planning Report on PA 06/1595 Prepared by Brian Snider 1. The site The site is defined as the curtilage of the Christian Science Church on the corner of Woodbourne Road / Hilary Road. 2. Bev't Plan status The site lies within an area which is zoned on the Douglas Local Plan for Predominantly Residential use. The site also lies within the Woodbourne Road Conservation Area. 3. The Proposed Bev't The application proposes that the northern part of the church should be used as offices. The established use is as a Sunday School, Reading Room, and Study Room i.e. uses incidental to the primary use of the building as a church. There would be two additional parking spaces formed on the paved area in front of the Reading Room. 4. Planning History It is material to have regard to the following previous planning applications, both in respect of the northern part of the church building:- (a) 04/604: Change of use to a physiotherapy and associated professions clinic. Approved 27.4.04 (b) 04/1068: Change of use to a dog-grooming business. Approved 29.7.05 5. Representations The Local Authority has no objection, and the Fire Service has made only standard comments. However, the Highway Authority has objected on grounds relating to parking - in terms of the total number of spaces, and also the likelihood that cars using the new spaces would reverse on to the highway. 6. Assessment The northern part of the church building is apparently redundant for no longer needed for its original purpose, and the Dept has previously approved use as either a physio therapy clinic or a dog-grooming business. Each of these uses involved ten staff levels, and each would have operated outside of the usual times when the church was in use. The use now proposed is pure office use involving ten staff. It is likely that this use would not take place during the same times as the church is in use as such. The proposal would not have any adverse effects on the appearance or character of the Conservation Area. However, consideration should be given to (a) Whether the introduction of a purely office use into a predominantly Residential area should be approved; and (b) Whether the parking arrangements are sufficient and acceptable in terms of layout. I judge that the principle of office use would be contrary to policy, and likely to establish an unfortunate precedent. It should be noted that there remain ample opportunities for office dev't within the Town Centre, and, indeed, many sites in need of the investment from such dev't. It is also clear that the new spaces would be unsatisfactory for The reason identified by the SoT. It should also be noted that there are not in the application specific details of the arrangements for using the existing parking spaces. 7. Party Status The government agencies which have submitted representations all have sufficient interest to be accorded party status. 8. Recommendation I recommend that the application should be refused. Reason:- 1. The introduction of office use is proposed to this Predominantly Residential area would be (a) contrary to the land-use zoning on the Douglas Local Plan; and (b) contrary to the Dept's general policy of locating new office uses within the town centre and using the investment therefrom for securing A develo of the many town centre sites which are in need of such dev'k. The proposed additional parking spaces would result in vehicles having to reverse on to the highway, and thus would be contrary to the interests of road safety.