4 July 2023 · Delegated
New Unit, Close Beg, Ballawattleworth, Peel, Isle Of Man, IM5 1xf
Permission was granted for alterations and an extension to the West Coast Fitness Centre at Close Beg, Ballawattleworth Estate, Peel. The existing facility occupies a three-storey detached building with white painted render walls under a tiled pitched roof, served by an existing car park. Residential apartments lie to the south and south-east of the site. The application was submitted by CCSE Leisure and determined under delegated powers. The case officer recommended approval, and the Department of Environment, Food and Agriculture formally approved the proposal on 4 July 2023. Permission was granted subject to five conditions.
The Department of Environment, Food and Agriculture approved the application on 4 July 2023. The officer also recommended approval. Five conditions were attached to the permission.
General Policy 2
accords with the provisions set out in General Policy 2
General Policy 2: 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Environment Policy 22
Environment Policy 22: Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: i) pollution of sea, surface water or groundwater; ii) emissions of airborne pollutants; and iii) vibration, odour, noise or light pollution. 7.17.2 In addition to the above, changes in the activities associated with the current permitted use of land or a building, which in themselves do not constitute development and therefore do not require planning permission, can have an adverse impact on adjacent properties by virtue of noise, light or general disturbance. For example the addition of security lig hting on a property may cause light pollution affecting adjacent properties and the wider area. The introduction of new activities into established parks and recreation areas can have an impact on neighbours. In such cases the Department would advocate t he person or organisation considering the change to give careful consideration to the potential impact of such activity in terms of location, siting and design.
Community Policy 6
Community Policy 6: New community health care facilities and extensions to existing facilities will be permitted provided that they: a) would not result in an over concentration of such uses in a particular area; b) would not have an unacceptable effect on the residential or prevailing character or amenity of the area; c) would be easily accessible; and d) would not have an unacceptable impact on the local highway network. Regard should be had also to the parking standards set out in Appendix 7. 10.12 Police Service 10.12.1 Government is improving community safety through reducing the incidence of crime. The Isle of Man Constabulary is the principal agency for crime reduction and the Department works closely with the Constabulary to ensure that crime reduction is considered as part of the assessment of planning applications and new building by the Department. The Department has adopted the principles of Secured by Design (SBD) in the design of its own schemes and through the planning process. The Constabulary have suggested that this should be extended to incorporate the principles of Designing Out Crime. This includes SBD but also incorporates the principles of Defensible Space, Crime Prevention through Environmental Design and Situational Crime Prevention(1). Accordingly: (1) See www.securedbydesign.com for further details
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
All new windows on the north eastern and south western elevations of the approved building, must on installation be fitted with obscured glazing to at least level 5 of Pilkington's Guide to obscuration and shall be retained as such unless otherwise agreed in writing with the Planning Authority. Reason - To protect the amenity of adjacent properties.
Condition 3
The building as extended by this permission shall be used for leisure and community purposes only. Reason - To protect the amenity of adjacent properties.
Condition 4
The building as extended by this permission shall not be open outside of the following time periods unless otherwise agreed in writing with the Planning Authority: Monday - Thursday 06:00 - 21:00; Friday 06:00 - 20:00; Saturday 08:00 - 16:00; and, Sunday 08:00 - 12:00. Reason - To protect the amenity of adjacent properties. The Department has previously assessed the impact of the proposed development on the basis of the specific times requested for within PA 18/00724/B and any alternative opening times will require further consideration.
Condition 5
Prior to the commencement of the development, hereby approved, details of the proposed cycle storage facilities shall be submitted to and approved in writing by DEFA Planning. The development shall be carried in accordance with the approved details, which shall be retained and permanently made available for cycle parking. Such cycle parking facilities shall allow for 2 No. 'Sheffield' type hoops which should be provided near the main entrance for visitors. Reason: To ensure that sufficient cycle parking provision is made on site commensurate with the size of the facility as outlined in the Manual for Manx Roads and LTN1/20.
