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The site defined in red on the 1:1250 location plan represents the footprint of a warehouse between the former Ronaldsway Shoe Factory and another large-span industrial building located within the Ronaldsway Industrial Estate. The site is a large warehouse with a footprint of 75m by 30m and has two floors within it.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as Industry.
Previously, planning permission has been sought and granted for the extension to provide additional warehouse accommodation (PA 86/0769) and for the siting of flagpoles and signage (87/1391). The adjacent site, to the north has had the following applications submitted:
Proposed now is the change of use of the building from a warehouse to a leisure centre. The sketch plans provided which indicate a possible layout, include an infants' activity area, pool area (table pool not the swimming type), gym, table tennis area, darts, video games, café, ten pin bowling area and pro-shop (for the bowling) and an activity area for sports such as dancing, karate, judo etc. The facility would be similar to the activity areas formerly at the Crescent Leisure Centre, the Castle Mona Hotel and Summerland, none of which are presently available and the Crescent site has permission for the development of apartments which are presently under construction.
In discussions with the applicant prior to the submission of the application, I suggested that the most critical consideration would be the sustainability of the location of the facility which is not particularly close to any established centre of population and would rely upon motorised transport to get to and from the site. The applicant pointed out that there is a regular bus service to the site and that the population of the South of the Island already has to travel to Douglas for the sort of facilities to be offered here so travelling is perhaps more sustainable with this proposal than with similar proposals in the Central area.
Also of relevance is the impact of the proposed use on the existing other users and potential users of the remainder of the industrial area. Planning permission has been sought for the use of the former Ronaldsway Shoe Factory building alongside for Internet hosting and there may be issues relating to the security of this development (should planning permission be granted) if people in relatively large numbers are to be attracted to the site, particularly at weekends and after the end of the working weekday when staff are not on site on the adjacent developments. There is however, no objection from the adjacent site owner.
There is an observation from the Department of Trade and Industry that the site should ideally be used for a business use and that the introduction of non-conforming uses is sometimes the thin end of the wedge for the wholesale conversion of such areas from industry to a mix of other non-industrial activities. However they also note that there is a good mix of land remaining for industrial use (there are around 8.5 hectares of undeveloped land designated at Ronaldsway for industrial use and a number of large buildings which are presently unoccupied). There are also other permitted non-industrial uses in this area - the new hotel (permitted under PA 05/1151), the hotel converted from the former office building at Leslie Vondy House (PA 06/0183) and the nursery and offices associated with Manx Family Services permitted under PA 04/2006).
It may be difficult to find a building which would suit the range of uses which are proposed in this application in or close to Castletown, Port St. Mary or Port Erin without having a detrimental visual impact as such areas are not characterised by large-span buildings although such locations may be more sustainable.
There are to be 45 car parking spaces provided for the whole facility including those suitable for use by disabled persons. The Department of Transport initially objected to the application but have rescinded this on the basis of further plans which illustrate how the 45 spaces will be provided. They also refer to a bus service to collect staff and to operate a shuttle service for customers in the immediate vicinity although this would not be able to be required by condition as the application is not likely to be the overall operator and as this use has not been established, it may be unreasonable to require something which may not be feasible or required by those for whom it is intended.
It may have been expected that there would be objections from local businesses on the estate who may have been concerned that their security may be threatened by the attraction of people to the estate outside of the hours when these businesses may be operating, however, no such objections have been received. It could also be argued that a managed and supervised coming and going of people to the estate may provide increased security rather than having the estate unattended outside normal operating hours.
Finally, the facility will be suitable for access and use by disabled persons. The applicant explains that bowling is a sport suitable for and taken up by disabled people.
There are arguments both for and against this development. On the one hand the site is not immediately close (within walking distance) of centres of population although there is very good public and private transportation links therewith. The site is also more suited to a manufacturing or business use although there is no apparent present shortage of land for such purposes in this part of the Island. There are also non-industrial uses presently being undertaken within a very close proximity of this site.
Sports and leisure uses can sometimes be difficult to accommodate in smaller town centres and particularly where the streetscene is characterised by generally small-scale buildings. As such it is easy to see why this site is attractive to the applicant for this purpose. However, it should not represent a relaxation for all and every sports use to decant to industrial estates and in other locations where industrial land is in shorter supply and greater demand and where there is less parking available and where such a use may not be compatible with other existing uses, the same conclusion may not be reached.
I am concerned however with the sketchy details provided of the layout of the building and the uses which will be provided. Whilst I appreciate that the applicant is, at this stage uncertain of how the building will be laid out, the term family leisure facility is fairly broad and some control should be exercised on how the interior will be used if it is not to be as shown in the drawings. Signage should also be controlled to give a clear indication of how "visible" the facility needs to be to the passer-by on the Douglas/Castletown Road but at the same time minimising any inappropriate visual intrusion. To date this estate has remained relatively well screened without the need for prominent signage,
although the new hotel has recently sought and had approved a proposal for flag poles for this purpose.
The resident of Port Soderick is not directly affected by the proposal and should not be afforded party status in this instance. I am not aware of what MTC is, as referred to in his letter in connection with an application (reference not provided) submitted in Braddan for a similar facility.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Fire Prevention Officer raises issues regarding the Fire Precautions Act which is legislation separate from the planning process and as such party status should not be afforded party status in this instance.
Disability Access Officer raises issues relating to access for disabled persons. As this will be accessible by the public, this is relevant to the planning process and as such the Disability Access Officer should be afforded party status in this instance.
Isle of Man Water Authority raises issues related to water supply conditions and not planning matters and as such should not be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 23.04.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
The use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time.
The use of the building for the purposes approved may be carried out only as shown in the approved plans. If the internal layout is to change, there must be submitted for approval by the Planning Authority, a further application which provides full and accurate details of all changes. Such an application must indicate the full range of leisure activities which are to be accommodated in the building and how they are to be laid out, together with all means of access, and any external alterations.
This permission relates to the use of the existing building as defined in drawings reference 1 -7 received on 9th January, 2007 for the purposes of a bowling alley and associated leisure uses
together with the car parking including disabled persons' parking as shown on the site plan received on 23rd April, 2007.
C 4. Details of any signage proposed must form the subject of a separate application for approval under The Control of Advertisements Regulations 2005.
N 1. The applicant should note that no discharges of fat or other food waste which will affect the performance of the public foul sewer will be permitted to the foul sewer. It will be the responsibility of the developer/occupier of the premises to provide satisfactory means of disposal for such waste. The Department of Transport would recommend that a grease/fat trap is installed so that no grease/fat spillage from the leisure centre can drain into any public sewer.
N 2. For a change in the water supply to premises (domestic or commercial) the applicant should contact the Isle of Man Water Authority Byelaws Inspector (Michael Karren), telephone 695957.
N 3. The Applicant's attention is drawn to the recommendations of the Disability Access Officer, a copy of which is attached to this notice.
N 4. PRIOR to the commencement of any works the applicant is advised to consult the Chief Fire Officer to ensure that adequate fire precautions are taken.
Decision Made : ... Committee Meeting Date : ...
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