5 August 2016 · Delegated - Senior Planning Officer (Sarah Corlett)
W A Desmond - Fishmonger, 23, Parliament Street, Ramsey, Isle Of Man, IM8 1as
The proposal involves changing the use of the ground floor of an existing end-terrace retail unit at 23 Parliament Street, Ramsey, from a fishmonger to additionally provide hot food and drink sales, including baking bread, quiches, soups, and roasted items without fryers, plus an indoor seating area and rear flue.
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The officer assessed impacts on residential amenity, focusing on noise and odour from the flue 3-4m from the nearest gable elevation with windows at 1 Cannell's Lane.
Policy R/TC/P1 Retail Uses
Presumes in favour of retaining retail at ground floor in main shopping streets like Parliament Street. The proposal maintains retail use (sandwich bar/deli) with hot food addition, compatible with town centre mixed use zoning.
General Policy 2
Requires development in zoning to respect surroundings, amenity, highways, pollution. Officer confirmed compliance via low-impact flue, noise/odour controls, no adverse townscape/amenity effects, adequate servicing in retail street.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Rear flue not visible from street, no major external changes, rear area already has flues/bin storage.
Environment Policy 22
Prohibits unacceptable harm from odour, noise, emissions. Assessed via extraction details, no fryers, Environmental Health confirmation of adequacy.
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.
Noise limit
The kitchen extract system(s) shall not exceed the noise limit of 45 dB LAeq, 5 minute measured at the façade of neighbouring residential premises. Reason: In the interests of public and private amenities.
Opening hours
No customers shall be served or remain in the building outside the following hours 0830hrs till 1630hrs Monday to Friday and 0900hrs till 1530hrs on Saturdays. Reason: In the interests of public amenity and as these are the times indicated within the planning application submission.
Extractor system details
The extractor system and flue hereby approved are required to be carried out in accordance with the approved detailed listed within the submitted letter dated 19th July 2016 and the "proposed Elevational Drawing - 1:50 scale" and retained thereafter. Reason: To safeguard the amenities of the occupiers of adjoining properties.
does not oppose
no objection; opening hours should be stated in conditions (suggested different hours)
initially sought flood risk statement, subsequently no longer object after information provided
proposed ventilation system appears adequate; aim to ensure no nuisance via noise/odour
Ramsey Town Commissioners had no objection subject to specific opening hours conditions; Manx Utilities initially requested a Flood Risk Statement but later confirmed satisfaction with no objections; DOI Highways Division had no highways interest.
Key concern: property lies within the existing flood zone
Ramsey Town Commissioners
Conditional No Objectionwhilst they had no objection to the proposal, they made the following observation; Any approval should be subject to conditions stating that :- Hours of opening shall be within the times of Sunday to Thursday 9.00 a.m. to 10.00 p.m. and Friday and Saturday 9.00 a.m. to 11.00 p.m.
Conditions requested: Hours of opening shall be within the times of Sunday to Thursday 9.00 a.m. to 10.00 p.m. and Friday and Saturday 9.00 a.m. to 11.00 p.m.
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 13-06-2016
Manx Utilities
As the above property lies within the existing flood zone, you should be aware that as these structures are liable to flooding; We request that you submit a Flood Risk Statement
Conditions requested: submit a Flood Risk Statement including details of safe access routes and a list of precautionary measures; all electric points are located above the predicted floor levels; provision for flood boards are made; non-return valves installed on any foul and surface water drains
Manx Utilities
No ObjectionWe are satisfied with the information provided in your Flood Risk Statement and we have no objections to the proposal.
