10 February 2021 · Delegated - Principal Planner (Chris Balmer)
Coffee Shop, Cherry Tree Drive, Crosby, Isle Of Man, IM4 2ee
The proposal seeks to vary conditions on a previously approved change of use from retail to food and drink in a 92sqm ground floor unit within a new retail building in Crosby village. Specifically, it amends condition 2 to include the hot food takeaway use within the 07:00-22:00 operating hours and removes condition 3 …
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The principle of the food and drink use was already established under PA 20/01024/C, so the key issue was whether adding hot food takeaway (class 1.4) would exacerbate impacts on amenity, noise, smell…
General Policy 2
Requires development to respect site surroundings, avoid adverse amenity impacts, provide safe access/parking, and not harm road safety. Officer assessed that takeaway addition, without flues and within controlled hours, would not adversely affect neighbouring amenity or traffic, given prior approval and shared parking.
Community Policy 4 of Isle of Man Strategic Plan 2007
Protects loss of local shops unless unviable; here applied in reverse to support change to complementary food uses in residential area.
Business Policy 1
Supports business uses; officer noted location appropriate for retail mix.
Business Policy 10
Permits neighbourhood shops up to 100sqm in residential areas; 92sqm unit fits, adding variety including takeaway enhances village centre vitality.
Transport Policy 7
Requires parking per standards; 33 spaces serve unit and larger retail, adequate for neighbourhood shop with potential reduced dwell times from takeaway.
Environmental Policy 22
Prohibits unacceptable odour/noise/light pollution; no flues mean no additional smell/noise impacts.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Operating hours
No customers shall be served or remain in the building (Small Retail Unit) outside the following hours 0700hrs and 2200hrs, 7 days a week.
Approved area only
For the avoidance of doubt the approval hereby granted relates to the use of the ground floor of the smaller retail unit within the retail facility with floor area measuring 92sqm as shown on drawing number 16/2576/105G, received 17 November 2020, and does not in any way serve as approval for the use of any other part of the retail building for the proposed scheme.
Do not oppose
All consultees (Flood Management, Highways Division, and Marown Parish Commissioners) raised no objections to the application, with Highways and Parish Commissioners noting specific caveats on parking and drainage capacity.
Key concern: capacity of the Biodisc unit to handle increased wastewater and risk of polluting the River Dhoo
Department of Infrastructure Flood Risk Management Division
No ObjectionNFRMI; No Flood Risk Management interest
Department of Infrastructure Highways Division
Conditional No ObjectionAfter reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking subject to the parking requirements corresponding to the layout for PA 20/01302/B as amended.; no significant negative impact upon highway safety or network efficiency and / or parking as well as loading and unloading on condition that the amount of car, bicycle and motorcycle parking and layout being in accordance with response to planning application 20/01302/B
Conditions requested: amount of car, bicycle and motorcycle parking and layout being in accordance with response to planning application 20/01302/B; parking requirements corresponding to the layout for PA 20/01302/B as amended
Marown Parish Commissioners
Conditional No ObjectionThe Commissioners resolved that they have no objection to the Application in principle, they recommend that certainty of the capacity of the Biodisc unit should be obtained so as to avoid the risk of effluent polluting the River Dhoo; a café and take-away unit will produce more waste water than a shop selling goods
Conditions requested: certainty of the capacity of the Biodisc unit should be obtained
