28 March 2018 · Delegated - Senior Planning Officer Sarah Corlett
Kermode House, 74, Parliament Street, Ramsey, Isle Of Man, IM8 1aq
The proposal involves changing the use of the ground floor of a modern three-storey end-terrace building on a corner plot in Ramsey's main retail street from an opticians (Class 1 retail) to a hot food and drink establishment (Class 3), such as a coffee shop.
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The key issue was the impact on Ramsey's shopping street under Policy R/TC/P1 Retail Uses, which presumes in favour of retaining retail at ground floor and limits offices to 30% of frontage.
General Policy 2
Requires development in zoning to respect site/surroundings in siting, scale, design; not adversely affect townscape, amenity, highways, etc. Officer assessed the internal conversion as compliant, noting no external changes, suitable location in mixed retail street, controlled hours for amenity, and no highway issues, with all criteria met.
Policy R/TC/P1 Retail Uses
Presumes in favour of ground floor retail in main shopping streets like Parliament Street; limits office uses to 30% frontage per block. Officer interpreted Class 3 hot food/drink (coffee shop) as 'a form of retail' not undermining shopping areas like offices would, so no breach; policy aims to prevent office proliferation.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Operating hours
No customers shall be served or remain in the building outside the following hours: 0800hrs to 2200hrs Monday to Thursday; 0800hrs to 2330hrs Friday and Saturday; 0800hrs to 2000hrs Sundays. Reason: The application has specifically listed these times and the application has been considered on this basis.
no Highway
initially sought additional information on hours of operation but following provision have no objection to the scheme
Ramsey Town Commissioners requested deferral pending clarification on hours of operation and recommended conditioning any approval to agreed hours; Highways Division stated no highways interest.
Key concern: clarification needed on hours of operation
Ramsey Town Commissioners
request that you defer any decision on the above application until such time as the Commissioners have been provided with additional information; Once clarification in this matter has been obtained, the agreed hours of operation should be made a condition of any Approval for this application
Conditions requested: agreed hours of operation should be made a condition of any Approval
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 6-3-18
