8 July 2022 · Delegated - Principal Planner (Chris Balmer)
10, St. Pauls Square, Ramsey, Isle Of Man, IM8 1le
The proposal involves changing a ground-floor shop (Class 1.1) in Ramsey town centre to a takeaway (Class 1.3), installing a rear extractor flue (0.44m diameter, 6.2m high with 0.6m above ridge), and reinstating rear double doors for access.
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The officer assessed the principle of changing from shop to takeaway as acceptable in a town centre location where both uses are prevalent, encouraging vibrancy and footfall, in line with retail polic…
General Policy 2
Sets out development standards including protection of amenity for nearby properties. Officer assessed hours, noise, and odours against this, finding them acceptable in town centre context with conditions to limit hours and noise to 45 dB at neighbours.
Environment Policy 22
Requires development not to unacceptably harm environment or amenity of nearby properties. Proposal tested for noise, odour, and visual impacts; found compliant due to location, existing clutter, and controls, with no unacceptable harm.
Environment Policy 10
Relevant due to high flood risk zone; requires Flood Risk Assessment where needed. Officer noted basic sandbag mitigation, no living accommodation, no consultee objection, and existing use precedent, deeming full assessment unnecessary.
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.
Operating hours
No customers shall be served or remain in the building outside the following hours 11:00 to 23:00 Sunday to Thursday 11:00 to 01:00 Friday to Saturday. Reason: The application proposes the times listed and has been considered on this basis only and in the interests of the amenity of neighbouring occupants in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.
Extractor and flue installation
The extractor system and flue must be installed according to the plans and supporting information and maintained as such thereafter. Reason: To ensure the development is implemented according to the plan/details submitted, as the Department has assessed the impact of the proposal on the basis of the specific use and the documents submitted.
Removal if disused
The extractor system hereby approved shall be removed and the ground restored to its former condition in the event that it is no longer used or required for a period exceeding 12 months. Reason: The structures have been exceptionally approved solely to meet a specific need and its subsequent retention would result in an unwarranted infrastructure within the streetscene.
Noise limit
The kitchen extract system(s) shall not exceed the noise limit of 45 dB LAeq, 5 minute measured at the façade of neighbouring residential premises. Reason: In the interests of public and private amenities.
After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.
no objection
Highway Services Division assessed the application twice and found no significant negative impact on highway safety, functionality, or parking, continuing not to oppose after additional information. Ramsey Town Commissioners initially requested deferral but later stated no objection.
Highway Services Division
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.
Ramsey Town Commissioners
No Commentrequest that you defer any decision on the above application until such time as the Commissioners have had the opportunity to fully consider the plans. The Board meet on Wednesday 18th May, 2022
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal.
Highway Services Division
Conditional No ObjectionHighways Development Control notes the additional information uploaded on 1 July 2022 and continues to not oppose this proposal on Planning being satisfied that the opening hours are acceptable on amenity grounds.
Conditions requested: Planning being satisfied that the opening hours are acceptable on amenity grounds
