Loading document...
==== PAGE 1 ====
20/01101/C Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/01101/C Applicant : Mrs Victoria Robinson Proposal : Change of use from a hot food takeaway (class 1.4) to a beauty salon (class 1.1) Site Address : 4 Bathurst Street Douglas Isle Of Man IM2 3HH
Planning Officer: Mr Peiran Shen Photo Taken : 27.10.2020 Site Visit : 27.10.2020 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.11.2020 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. 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.
This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2 of the Strategic Plan, Business Policy 10 and Transport Policy 7 of the Strategic Plan.
Plans/Drawings/Information; This approval relates to the submitted documents, site plan, location plan, proposed floor plan and photos date-stamped as having been received on 22nd September 2020. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the curtilage of 4 Bathurst Street, Douglas, a three-storey building located on the south of Bathurst Street, close to its junction with Murray's Road.
2.0 THE PROPOSAL
==== PAGE 2 ====
20/01101/C Page 2 of 3
2.1 The proposed work is the change of use of the ground floor of the building from the existing hot-food takeaway (use class 1.3) to a nail salon (use class 1.2).
3.0 PLANNING HISTORY 3.1 Conversion from Hairdressing Salon to hot food Takeaway was APPROVED under PA 08/00775/B.
3.2 Extension to hairdressing salon was APPROVED under PA 99/00746/B and PA Extension to a hairdressing salon, 4 Bathurst Street, Douglas.
3.3 On the same terraced, Conversion from a newsagent to a hot food outlet for the sale of hot food for consumption both on and off the premises was APPROVED under PA 13/91329/B and a condition was attached states "The cafe and take away may only be operational between 0700hrs and 2300hrs on any day." The main reason is to prevent cooking smell from damaging neighbouring properties.
4.0 PLANNING POLICY 4.1 In terms of local policy, the site lies within an area designated as Predominantly Residential Use in the Douglas Local Plan 1998.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
4.3 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: (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; (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; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;".
4.4 Business Policy 10: "Retail development will be permitted only in established town and village centres, with the exceptions of neighbourhood shops in large residential areas."
4.5 Transport Policy 7: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."
4.6 Appendix 7.6 states that for neighbourhood shops space for staff, customers and service vehicles will be required. For assembly and leisure site, there should be 1 space per 15 square metres gross floor space.
5.0 REPRESENTATION 5.1 Douglas Borough Council has no objection on this application (14/10/2020).
5.2 DoI Highway Services do not oppose this application (20/10/2020).
6.0 ASSESSMENT
==== PAGE 3 ====
20/01101/C Page 3 of 3
6.1 The main concerns for this application are the principle of the development and its impact on the amenities of the neighbours.
6.2 The site is not within the Douglas town centre but close to it. However, it is within a large residential area and the site has been used as a commercial premise at least since the 1990s. The terrace is comprised of entirely with commercial activity on the ground floor. It is, therefore, an acceptable place for a hair salon.
6.3 The property sits alongside a neighbourhood road. As there is no change in the floor space, the impact on traffic and parking will be at a similar level and is therefore considered acceptable.
6.3 As nail salons do not usually generally loud noise, and there is no other potential harm to residential amenities, it is considered that, if the application is found to be acceptable, conditions do not need to be attached to restrict the hours of operation.
7.0 CONCLUSION 7.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan, Business Policy 10 and Transport Policy 7. Therefore, it is recommended for approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land which the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision-maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status. __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 23.11.2020
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal