13 November 2020 · Delegated - Principal Planner (Sarah Corlett)
Coffee Shop, Cherry Tree Drive, Crosby, Isle Of Man, IM4 2ee
The proposal involves changing a 92sqm ground floor retail unit, part of a recently completed retail building adjacent to a larger Co-op store and near new residential dwellings, from general retail (Class 1.1) to food and drink (Class 1.3) for pre-packaged Costa coffee sales with no on-site cooking or flue.
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The officer assessed the principle of changing from Class 1.1 retail to Class 1.3 food and drink as acceptable because it aligns with the approved retail use, complements surrounding residential devel…
General Policy 2
Requires development to respect site/surroundings in siting, scale, amenity, access/parking, road safety and energy use. Officer found proposal complies as no external changes, controlled hours protect amenity, adequate parking, and low impact on residential character.
Community Policy 4 of Isle of Man Strategic Plan 2007
Permits loss of local shops only if no longer viable. Loss of small 92sqm unit acceptable as adjacent larger Co-op serves village needs, and Strategic Plan limits local shops to under 100sqm.
Business Policy 1
Supports business growth and employment. Proposal creates local jobs (est. 8 staff) in new development.
Business Policy 10
Retail permitted in centres except neighbourhood shops (<100sqm) in large residential areas. 92sqm unit qualifies as neighbourhood shop complementary to new housing.
Transport Policy 7
Requires parking per standards. 33 spaces (1 per 15sqm) reasonable per inspector's assessment, plus bus proximity.
Environmental Policy 22
Prohibits unacceptable pollution/noise/odour. No issues as no cooking/flue, pre-packaged food only.
Transport Policy 1
Encourages proximity to public transport. Site near prominent bus route.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Opening hours
The food and drink (class 1.3) (Small Retail Unit), hereby approved, shall only be open for use by customers between the hours of 0700hrs and 2200hrs, 7 days a week. Reason: The application proposes the times listed and has been considered on this basis only and in the interests of the amenity of neighbouring occupants in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.
No hot food takeaway
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that order with or without modification), the use hereby permitted shall not include use for the sale of hot food for consumption off the premises or any activity involving such sales whether ancillary or incidental to the use of the premises. Reason: To safeguard the amenities of occupiers of adjoining properties.
Do not oppose
No objection
Marown Parish Commissioners stated no objection to the change of use. Highways Division do not oppose. Two public representations raised concerns about parking and compliance with prior approval conditions.
Key concern: non-compliance with original approval plans including loading bay location and retail floorspace limit of 500m²
Marown Parish Commissioners
No ObjectionThe Commissioners have NO OBJECTION to the following: - 20/01024 – Change of use to food and drink at Small Retail Unit, Crosby Meadow, Crosby
Department of Infrastructure Highways Division
No ObjectionDo not oppose; DNO on 23.09.20
Isle of Man Enterprises plc
the plan submitted with application 20/01024/C however seems to be the mirror image of the approved plan, showing the loading bay on the western elevation, adjacent to the houses; ensuring total retail space remains under 500m²
Resident at 35 Cronk Elfin
ObjectionThere is insufficient parking to accommodate customers and staff parking.; This could customers will park on old church road, which will be dangerous; I would suggest that the car park becomes a disk zone and are limited to less than 30 minutes
Conditions requested: car park becomes a disk zone limited to less than 30 minutes overseen by parking controllers; double yellow lines on both sides of Old Church Road; no seats available in Costa as strictly takeaway
