27 April 2021 · Planning Committee
Coffee Shop, Cherry Tree Drive, Crosby, Isle Of Man, IM4 2ee
The proposal involves internal alterations to add a first floor extension of 91sqm to the small retail unit occupied by Costa Coffee, including stairs and a WC, to increase seating from 30 to 73 to make the cafe viable.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer determined that the internal first floor extension extends the approved ground floor cafe/hot food takeaway use (PA 20/01294/B and PA 20/01024/C) without constituting operational developme…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, protect amenity/character, provide safe access/parking, avoid road safety issues. Officer assessed proposal complies as internal works contain noise, parking adequate, no adverse amenity/traffic impacts in residential/commercial context.
Transport Policy 1
New development should be near public transport routes. Site on public transport corridor and walking distance to village supports reduced car use.
Environment Policy 15
Mentioned in decision but not detailed in report; officer states overall compliance with Strategic Plan.
Transport Policy 7
Requires parking per standards. 38 spaces exceed requirements for shop/coffee shop per Highways calculations, with linked trips.
new retail provision at a scale appropriate. Major retail development proposals to be supported by Retail Impact Assessment
Supports retail in existing areas at appropriate scale without RIA for <500sqm. Additional 91sqm is cafe (not retail), so no RIA needed despite total 543sqm.
Business Policy 10
Retail permitted in centres or neighbourhood shops in residential areas. Site as neighbourhood facility in village complements residential designation.
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 restriction
Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019 or Town and Country Planning (Change of Use) (Development) (No. 2) Order 2019 or any order amending, revoking or re-enacting these Orders, the first floor of the smaller unit shall be used only as a cafe with related hot food takeaway and shall not be used for any other purpose within Use Class 1.3 or Class 1.4 without the express grant of planning approval from the Department. Reason: To enable the Department to consider the implications of any subsequent change of use on the amenities of the area.
Extent of approval
Approval is only given for the area annotated as "First Floor" defined by the redline boundary on the submitted proposed first floor plan to be used as food and drink (class 1.3) with related hot food takeaway (class 1.4) as associated with the ground floor element as approved under 20/01294/B: no approval is given for any Class 1.3/1.4 use in or on any other part of the building or site. The approval does not include any operational development. Reason: to clarify the extent of the approval.
No opposition (DNOC) subject to minor parking layout revisions outside red line; 38 spaces reasonable with linked trips and sustainable travel considerations
In favour despite concerns over balcony door breach and potential RIA trigger; supports for coffee shop viability
Highway Services raised no objection subject to conditions on car parking layout, bicycle/motorcycle parking, and sustainable travel provisions. Marown Parish Commissioners objected due to drainage capacity, retail impact exceeding 500m² threshold, overlooking from balcony, parking insufficiency, and litter concerns.
Key concern: Biodisc drainage capacity insufficient for cafeteria use risking pollution of River Dhoo
Department of Infrastructure Highway Services
Conditional No ObjectionThe proposal is unlikely to cause significant highway safety or network efficiency issues. Accordingly, Highway Services raise no opposition subject to conditions; Recommendation: DNOC.; the revisions are acceptable and welcomed to Highway Services for the most part and we continue not oppose this application subject to conditions
Conditions requested: Omission of the first bay at entry to the car park reducing total to 37 spaces; Minimum 1.0m overrun area at the end of the aisle at west to facilitate reversing; Details for provision of bicycle parking (one space per 200sqm plus one per 60sqm for staff and customers, total six stands in secure covered location); Space for motorcycle parking (1½% of total car spaces, one space at 2.3 x 0.9m); Electric vehicle charging points at 10% of allocation (four spaces, at least one for mobility impairments); Remove first car parking bay after the junction to make area safer for pedestrians
Department of Infrastructure Highway Services
Conditional No ObjectionFurther to the email from Ellis Brown on 4 January 2021 with amended Drawing No. 16/2576/105i, the revisions are acceptable and welcomed; we continue not oppose this application subject to conditions
Conditions requested: Remove first car parking bay after the junction
Marown Parish Commissioners
ObjectionThe Commissioners resolved to OPPOSE the Application inter alia on the following grounds; The Commissioners entreat the Planning Committee to refuse the Application
Marown Parish Commissioners
ObjectionThere is real concern about this overlooking, and in the event that the Application is approved, the Commissioners would require a condition to the effect that the balcony is screened
Conditions requested: Balcony screened to such height that adjacent and nearby dwellings cannot be overlooked
