**Document:** Planning Officer Report
**Application:** 05/01919/B — Installation of replacement shop windows and doors together with signage, canopies and external lighting and change of use from retail unit to a hot food take away
**Decision:** Refused
**Decision Date:** 2006-02-08
**Parish:** Braddan
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/79662-braddan-92-strand-replacement-change-of-use/documents/1457634

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# Planning Officer Report

## Proposal The application proposes the installation of a replacement shop windows and doors together with signage, canopies and external lighting and change of use from a retail unit to a hot food take away at 92 Strand Street, Douglas, which is a terraced property (end terrace) on a corner plot with Strand Street and Granville Street. Alterations to the external of the property include the moving of the existing entrance to the side of the property, installation of a aluminium extract duct to the rear (ventilation for kitchen), erection of brickwork along most of the side elevation which replaces the existing windows at ground floor level and the erection of a scissor style canopies (applicant has indicated that they are prepared to use hooded canopies is scissor style are unacceptable). The applicant has also submitted an artist impression of the property which proposes the brickwork of the property to be painted in bright yellow and the windows and doors and signs painted red. The surrounding shops in close proximity of 92 Stand Street consist of retail units, examples are The Strand Shopping Centre which's entrance onto Strand Street is directly opposite the property, the newly opened Monsson is next door (88-90) and then River Island (86), other shops include Thomas Cook, Body Shop and Jessops. There are exceptions to retail units in the area and that is at 84 Stand Street which is a diner (restaurant) and 15 Castle Street where there is an Italian Restaurant above retail units (first floor). There are take-ways further away from the proposed site at 66 Strand Street and 35 Castle Street. ## Consultations The Public Works Committee of Douglas Corporation has considered the application and has no objection. The Department of Transport have objected to the application on the grounds of the canopy will interfere with the passage of emergency service vehicles and other large vehicles along Strand Street. We have also received objections from the Star Grill & Pizza House, 6 Marina Road, New Hong Kong, 35 Castle Street and The Pharaohs Pizza & kebab House, 2 Marina Road. Their objections are based on the proposals proximity to their shops and the devastating affect it would have on their businesses. Other Objections are from Monsoon, The Strand Shopping Centre and Fulmar Properties Limited who are owners of the property Monsoon are tenants of. They all feel that the proposed hot food take way would have an adverse effect on the surrounding shops in the area due to an increase in litter/waste and smells and they believe the site should remain a retail unit to keep up the momentum of quality retail development in the vicinity. The Community Safety Unit has no objection subject to a condition of operation to ensure the premise only sells food between 10am and 8pm. ## Assessment As the site is in a prominent corner location and the proposal is to change its use to a hot food takeaway this will cause additional littering / waste, cooking smells and encourage people to linger outside the property to consume the food and / or drink. As the Strand Shopping have stated in one of their reasons for objection is that the shopping centre operates a no food / drinks policy within the centre, and the creation of a hot food take away would make this policy extremely difficult to police and I believe the proposal would intensify the problem, especially in a time of bad weather. The problems mentioned above would cause detrimental affects upon a prominent retail area and that of the street scene. I believe that the property should remain a retail unit to encourage and continue the growth of high standard retail shops in the area. Therefore my recommendation is for a refusal. The site is in a prominent retail location along Strand Street, the change of use from a retail unit to a hot food take away would cause detrimental affect upon the existing retail units, and would discourage the continued high standard of retail growth along the street scene.

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*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/79662-braddan-92-strand-replacement-change-of-use/documents/1457634*