13 April 2012 · Senior Planning Officer under delegated authority
1 Bourne Plaice, 1, Bourne Place, Ramsey, Isle Of Man, IM8 1jw
The proposal involves changing the use of a ground floor retail unit in a three-storey terraced building in Ramsey town centre to a fish and chip shop, with the first floor for ancillary goods preparation and second floor for office use, plus installation of a 900mm high flue pipe on the rear flat-roof extension.
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The officer assessed the sui generis fish and chip shop use on its merits, considering impacts on adjacent units, local economy, public amenity, character, and parking.
Policy R/TC/P1 Retail Uses
Ramsey Local Plan 1998 policy presumes in favour of retaining retail uses at ground floor in main shopping streets including Bourne Place. Officer noted proposal technically contrary as it changes to takeaway, but minimal external works and no adverse impact on retail vitality/viability outweighed strict compliance.
General Policy 2
Isle of Man Strategic Plan 2007 requires development respecting site/surroundings in siting/scale/design, not adversely affecting amenity/character/traffic/parking. Proposal complies as it fits town centre mixed-use zoning, provides adequate parking via disc zones, preserves amenity with hours condition, and suits location.
Environment Policy 35
Requires development in Conservation Areas to preserve/enhance character and protect special features. Rear flue pipe on non-public elevation deemed not adverse to visual amenity or area character, with minimal works overall.
Transport Policy 7
Requires parking per current standards; no explicit takeaway rate but town centre shop guidance applied. Existing disc parking and bus routes sufficient, confirmed by Highways Division.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans - flue
This approval relates partly to the installation of a flue pipe to the rear elevation of the property known as 1 Bourne Place, shown in drawing no. SM 12/273/1.
Approved use
This approval relates to the change of use of the ground floor retail unit to a Fish & Chip shop and permits the use of the first floor for ancillary Fish & Chip shop goods preparation and the second floor for ancillary office use.
Opening hours
The Fish and Chip shop shall not operate between 0000 hrs and 1200 hrs Monday to Friday and between 0200 hrs and 1200 hrs on Saturday and Sunday. These restrictions on opening hours shall be applicable in every week of every year.
no objection but propose conditioned hours Monday to Sunday 12 noon to 12 midnight
recommend approval, no adverse traffic management, parking or road safety implications
recommend approval subject to conditioned hours: 12:00-00:00 Sunday-Thursday, 12:00-02:00 Friday-Saturday to mitigate crime and anti-social behaviour
