19 January 2024 · Head of Development Management (Stephen Butler)
Quay Barber, 8, Clinches Court, North Quay, Douglas, Isle Of Man, IM1 4lh
The proposal involves changing part of an existing retail shop in a town centre location to include a hot food takeaway, anticipated as a deli, with a rear extract flue for ventilation. The site is in the Quayside mixed-use area of Douglas, within a Conservation Area and flood risk zone, surrounded by restaurants, bars…
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The officer concluded that the additional hot food takeaway use in an existing retail unit would not be out of keeping in the Quayside mixed-use area, where TAPE presumes in favour of food and drink u…
General Policy 2
Requires general standards towards acceptable development. The officer assessed the proposal as having acceptable visual, amenity, and flood risk impacts overall, complying in the town centre context.
Environment Policy 10
Requires flood risk assessment. The site is at flood risk but measures like elevated storage and flood barriers ensure no increase beyond existing retail use; DOI FRM no objection.
Environment Policy 13
Relates to flood risk alongside ENV10. Assessed as acceptable with no increased risk from the proposal.
Environment Policy 35
Requires preserving or enhancing Conservation Area character. The minor rear flue not visible from public quay causes no harm to building or area appearance.
Transport Policy 7
Requires parking in accordance with standards, allowing service vehicle space in town centres. No new parking needs or highways impacts beyond existing retail.
Business Policy 1
Encourages growth of employment opportunities. The additional takeaway use supports this in a mixed-use area.
Community Policy 7
Requires design to prevent criminal/anti-social behaviour and fire risks. Considered in town centre context with operating hours condition.
Community Policy 10
Requires regard to best practice for fire prevention and access. Part of overall community policy compliance.
Community Policy 11
Requires fire-fighting access and water supplies. Assessed as compliant in the mixed-use setting.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Use class restriction
Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019 (or any Order revoking and/or re-enacting that Order with or without modification), the unit outlined red on the approved plans shall not be used other than for Use Class 1.1 or Use Class 1.4 or a combination of the two uses only at any time. Reason: The Department has assessed the impact of the proposal on the basis of the specific use and any alternative uses will require further consideration.
Customer operating hours
Customers shall only be served or remain in the building between 0600 hours - 2100 hours daily. Reason: The application has been assessed on this basis in the interest of neighbouring amenity having customers present only within a specified time and working staff being allowed to be present outside of these hours.
no objection (06/10/2023)
No highways interest (15/12/2023)
DNOC (07/12/2023) subject to flood mitigation measures in letter dated 28th November
Highway Services, Douglas Borough Council, and DOI Flood Risk Management all indicated no objections to application 23/01061/B/C, with Flood Risk Management requiring conditions related to prior measures.
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; Highway Services HDC does not oppose (DNO) the following applications.
Highway Services HDC
No ObjectionHighway Services HDC have reviewed the updated information for application 23/01061/B dated 14 Dec 2023 online and offer no further HDC response to that dated 29 Sep 2023.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.; 23/01061/C - Change of use from off-licence to hot and cold food takeaway
Department of Infrastructure Flood Risk Management Division
Conditional No ObjectionDNOC; Do not oppose subject to condition(s)
Conditions requested: Please condition the measures agreed to in the letter dated 28th November 2023
