Loading document...
Case Officer: Miss S E Corlett Photo Taken: Site Visit: Expected Decision Level: Officer Delegation
1.1 The site is the curtilage of an existing three storey building which sits on the corner of The Promenade and Station Road in Port St. Mary. It formerly accommodated the village Post Office at ground floor level with residential accommodation alongside and above. Alongside the site to the north east is a presently vacant site which has various permissions for residential development and with a launderette at ground floor level. These approvals have yet to be implemented.
2.1 Proposed is the conversion of the ground floor from a shop to a cafe and food shop. No physical changes to the outside of the building are proposed. Internally the facility will have a toilet, kitchen and seating area: seven individual tables are shown with 34 seats. Mechanical extraction will be provided via the existing flue
2.2 The intention is to open the facility as a fish shop/delicatessen with the sale of fish-related snacks and hot and cold drinks. The proposed hours of operation are 0800hrs - 1700hrs Tuesday to Friday, 0800hrs - 1600hrs on Saturday and 0900hrs - 1400hrs on Sunday. They intend to employ one full time and two part time staff. They indicate that they are willing to provide additional litter bins in the vicinity if required. They explain that the food preparation will involve poaching salmon and boiling lobsters: frying will be limited. The existing flue is masonry built and not subject to noise nuisance. Deliveries will be made via the side lane and there is parking space available along Station Road, the Promenade and on Bay View Road.
3.1 The site lies within an area designated on the Area Plan for the South adopted in 2013 as Mixed Use and it also lies within a proposed Conservation Area. The premises have existing approved use for retail purposes.
3.2 There are no specific policies within the Strategic Plan which discuss cafe facilities.
3.3 The Strategic Plan does not include specific requirements for car parking provision to be made for cafes: shops should have spaces for service vehicles.
| Application No.: | 14/00703/B |
| Applicant: | The Fish House |
| Proposal: | Conversion of retail unit to additionally provide the sale of hot food and drink for consumption on and off the premises, provision of a takeaway service and creation of an indoor seating area |
| Site Address: | Shop & Former Post Office 1 Station Road Port St. Mary Isle Of Man IM9 5BF |
4.1 Planning applications have been submitted on this site for various alterations, none of which was refused and none is particularly relevant to this current application.
5.1 Port St. Mary Commissioners and Department of Infrastructure Highway Services indicate that they do not oppose the application.
6.1 It is encouraging that there is a proposal to utilise a building which has been vacant for some time and within a village which has been generally declining in terms of investment in and attraction of new business activity. What is proposed here will complement the development proposals for the sites alongside to the north east and that across the road for the Manxonia building, recently approved for a shop in the foremost ground floor area and residential accommodation alongside and above.
6.2 The impacts in this instance relate to potential smell nuisance to those in residential property around the site, comings and goings in relation to these parties and the impact upon car parking in the vicinity.
6.3 The smell from the cooking of the fish will be dealt with by an existing flue which discharges at very high level above ridge level. There are procedures in Environmental Health which will control the details of these discharges. As such, it is not considered that there will be an impact from smell on neighbouring properties such as to warrant refusal of this application.
6.4 The applicant has provided hours of operation which effectively start no earlier than 0800hrs and remain operational until no later than 1700hrs on any day, with some days being appreciably shorter than this. It is likely that if the facility were to be successful that the Sunday hours may be requested to be lengthened to cater for afternoon custom on a Sunday, particularly during the summer. However that would be a matter for a future application. As such, on the basis of the hours suggested in the application, it is considered that there will not be an adverse impact through the comings and goings of patrons such as to warrant refusal of the application.
6.5 The operation of the premises will attract those who may require parking spaces and none is currently available on site. However, it is relevant that this is part of the village centre and also that the property was previously a post office which would generate custom and a potential need for car parking as will other commercial uses in the village. It is also relevant that there is a public car park right alongside the site and also on-site parking spaces available. If the village is to regain its commercial interest and activity it is important that a balance is struck between providing adequate parking so as not to create highway safety issues or inconvenience for local residents and businesses. However, bearing in mind the commercial status of the property it is not considered that the lack of on-site parking in this case should result in the application being refused.
6.6 In conclusion, it is considered that this is a welcome development for the village which will add a wider range of interest to residents and villages alike and demonstrates an increasing confidence in investment in the village. As such the application is recommended for approval.
7.1 The local authority, Port St. Mary Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.
7.2 Department of Infrastructure Highway Services is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d.
Recommended Decision: Permitted
Date of Recommendation: 14.07.2014
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
The premises may be available for the consumption of food on the premises or for the serving of hot food between the hours of 0800hrs and 1700hrs Tuesday through to Friday inclusive; between 0800hrs and 1600hrs on a Saturday and 0900hrs and 1400hrs on a Sunday.
REASON: in order to control any potential impact on those living close to the site. The property already has permission for retail sales at the ground floor and as such there should be no further controls over the sale of cold food for consumption off the premises above the current situation which has no hours of operation limitations.
This approval relates to Drawing 1678-01 received on 9th June, 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made: Permitted Date: 15/7/14
Determining officer (delete as appropriate)
Signed : ... Chris Balmer Senior Planning Officer
Signed : ... Michael Gallagher Director of Planning and Building Control
Signed : ... Sarah Corlett Senior Planning Officer
Signed : ... Jennifer Chance Head of Development Management
Copyright in submitted documents remains with their authors. Request removal
View as Markdown