4 January 2017 · Delegated - Senior Planning Officer (Sarah Corlett)
66, Parliament Street, Ramsey, Isle Of Man, IM8 1aj
The proposal involves changing the ground floor of a three-storey building (with flats above) from retail to a wine/tapas bar open from 12 noon to 1am, with kitchen last orders at 9pm and closing at 10pm, including extension of ducting for extract ventilation at the rear.
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The officer considered the loss of a retail unit against Policy R/TC/P1's presumption in favour of retaining retail on Parliament Street, but found the wine/tapas bar acceptable as it would enhance ev…
Policy R/TC/P1 Retail Uses
Policy presumes in favour of retaining retail uses at ground floor in main shopping streets like Parliament Street to protect shopping vitality. Officer assessed the recently vacated unit and found the bar compatible as it extends evening hours, diversifies uses, and serves the public without harming viability, balancing against encouragement of upper-floor residential.
General Policy 2
Requires development in accordance with Area Plan zoning without adversely affecting townscape character, resident amenity, or services. Site is in Town Centre Mixed Use zone; officer confirmed no adverse impacts on character, amenity (via conditions), or services (Flood Risk Statement provided).
Environment Policy 22
Prohibits development causing unacceptable harm from pollution, emissions, odour, noise etc. Amended flue details (rear location, filters, 37dB silencer) and kitchen hour restrictions ensure no significant impacts on residents above, despite WHO guideline of <35dB nighttime.
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.
Customer hours restriction
No customers shall be served or remain in the building between 0100hrs and 1200hrs in any day. Reason: In the interests of public amenity.
Extraction system installation
No cooking shall take place until the means of extraction and dispersal of cooking smells/fumes, including odour filters and silencer/attenuator referred to in email/information date stamped 3 November 2016, have been installed and thereafter shall be permanently retained. Reason: To safeguard the amenity of adjoining properties and to protect the general environment.
Kitchen operation hours
The kitchen shall not be operational after 2200hrs or before 1200hrs in any day. Reason: To safeguard the residential amenity of nearby occupiers.
Use class restriction
The premises may be used for any purpose under Class 3 of the Town and Country Planning (Use Classes) Order 2012 - Class 3 Food and drink: Use for the sale of food or drink for consumption on the premises or of hot food for consumption on the premises (including use as a restaurant, café, wine bar or public house). Reason: to control the use of the premises as proposed and in accordance with the Use Classes Order.
No objection but considers a condition controlling opening hours be included. No objection to amended plans.
No highways implications.
Submitted Flood Risk Statement considered satisfactory.
No objections to the use or the flue.
Now support the application and proposed opening hours after meeting with agent and review of survey.
Multiple consultees including Police, Manx Utilities, Ramsey Town Commissioners, and Highways responded to the change of use application from retail to wine/tapas bar, with initial concerns addressed through amendments leading to no objections.
Key concern: flood risk due to tidal flood zone location
Manx Utilities
Conditional No Objection"the statement satisfies Manx Utilities requirements from a Flood Risk perspective"; "A grease/fat trap is recommended to be installed and maintained by the occupier/ owner to prevent any such waste entering the drainage system"
Conditions requested: submit Flood Risk Statement with safe access routes and precautionary measures including electric points above predicted flood levels, provision for flood boards, non-return valves on foul and surface water drains; grease/fat trap to be installed and maintained by occupier/owner; bins to be stored within curtilage of premises
Isle of Man Constabulary
Conditional No Objection"the transfer of noise will more than likely disturbed the residents"; "Suitable sound proofing to be placed internally and volume controls set as back ground music not to annoy the neighbouring residents"
Conditions requested: opening times revised to Sunday-Thursday noon until 23.00hrs, Friday-Saturday noon until midnight; suitable sound proofing internally and volume controls for background music; bins stored within curtilage of premises
Isle of Man Constabulary
Conditional No ObjectionI am in agreement with Ramsey Commissioners and support the following opening hours: Sunday - Thursday Noon until midnight, Friday - Saturday noon until 1am. All other points within the report are agreed
Conditions requested: opening times Sunday-Thursday noon until midnight, Friday-Saturday noon until 1am; suitable sound proofing internally and volume controls for background music; bins stored within curtilage of premises
Ramsey Town Commissioners
Conditional No Objectionwhilst they had no objection to the proposal... recommends the inclusion of the above information as a Condition
Conditions requested: opening hours 12.00 p.m. to 1.00 a.m., 7 days a week to be included as a condition
Ramsey Town Commissioners
No Objectionhave no objection to the proposal
Department of Infrastructure Highways Division
No ObjectionNo Highways Interest
