13 February 2017 · Delegated - Senior Planning Officer (Chris Balmer)
The Dovecote, Main Road, Kirk Michael, Isle Of Man, IM6 1ab
The application seeks permission to convert the ground floor of Unit 2 at PJ Cottage, an end-terrace traditional Manx vernacular property in Kirk Michael, from residential use (lounge, dining room, kitchen) to a tea room serving tea, coffee, soft drinks, sandwiches, toast, cake, and biscuits, with no fried foods.
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The officer considered the proposal acceptable as it involves re-use of an existing building for retail/commercial purposes, supported by Kirk Michael Local Plan policies 2.4 and 2.5 which encourage c…
General Policy 2
Requires development to respect surroundings, not adversely affect residential amenity, character, or highway safety, and provide adequate parking. Officer assessed the tea room as compliant due to no physical changes, minimal traffic increase, available parking, and no amenity harm from non-fried foods and limited hours.
Environmental Policy 22
Prohibits development causing unacceptable harm from odour, noise, or other pollution. Officer found no issues as proposal excludes fried foods (no odours), daytime-only operation limits noise, distinguishing from refused takeaways.
Environment Policy 35
Requires development in Conservation Areas to preserve or enhance character. No building alterations proposed, so no impact on Kirk Michael Conservation Area.
Business Policy 1
Encourages employment growth if according with other policies. Tea room supports village business expansion without policy conflicts.
Policy 2.4
Supports limited retail by conversion of existing properties in Kirk Michael. Directly applies to re-using residential ground floor adjacent to existing shop.
Policy 2.5
Permits commercial expansion into adjacent buildings in village centre. Proposal expands shop into connected residential unit.
Policy 7.6
Requires 1 parking space per 50 sq m, preferably on-site or nearby, with discretion for village centres. Local car park deemed within reasonable distance; on-road parking sufficient for short-term use.
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.
Opening hours
The tearoom hereby approved may be used in association with and during the opening hours of the adjoining shop and open no later than 6pm. Reason: In the interest of the amenities of neighbouring residential properties and highway safety.
No fried food
There must be no fried food produced or sold from the premises. Reason: In the interest of the amenity of surrounding properties.
Highway Services does not oppose this application. The use as a tea room is not likely to cause a traffic management issue.
Highways Division ultimately issued a Do Not Oppose (DNO) recommendation after initial deferral, while Michael Commissioners requested deferment for further consideration but no final response is provided.
Department of Infrastructure (DOI) - Highways Division
No ObjectionHighway Services does not oppose this application.; The use as a tea room is not likely to cause a traffic management issue.
Michael Commissioners
No CommentMy Commissioners request deferment of the below application until after their meeting on Wednesday 7th December 2016.
