28 August 2014 · Delegated - Head of Development Management (Jennifer Chance)
3, Collins Lane, Ramsey, Isle Of Man, IM8 1al
The proposal involves changing the use of a two-storey traditional property on Collins Lane, a pedestrian walkway in Ramsey town centre linking West Quay and Parliament Street, from retail to a cafe/restaurant open from 12pm to 11pm daily.
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The key issue was the potential impact on residential amenities of nearby properties, possibly above shops, from noise, smells, and customer movement.
General Policy 2
Requires development in line with zoning and other criteria including no adverse amenity impacts, satisfactory access/parking, and no unacceptable road safety effects. Officer assessed the cafe complies as it respects town centre zoning, provides safe pedestrian access via upgraded lane, and impacts on amenity are not significant given context and conditions.
Environment Policy 35
Protects conservation areas but site is not within one, so not directly applicable though noted.
Environment Policy 22
Prohibits development causing unacceptable noise, odour, or other pollution to amenity. Assessed via flue details, noise condition, and small-scale cooking; found compliant as odours minimal and controlled.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Opening hours
No customers shall be served or remain in the building outside the following hours 1200hrs till 2300hrs. Reason: In the interests of public amenity.
Kitchen extract 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 amenity.
no objection
no objection but opening hours should be conditioned
Ramsey Town Commissioners had no objection but requested conditions on opening hours; Highways Division had no opposition; public representations from Bleasdale raised minor procedural points but expressed general support for the café.
Key concern: where is the East Elevation? The only one people in general will see
Ramsey Town Commissioners
Conditional No Objectionwhilst they had no objection to the proposal; Should this application be approved, the Commission recommends the inclusion of the above information as Conditions of any such approval; The hours of opening which are now stated as being 12 noon through to 11.00 p.m. every day should be set down as a condition if this application is to be approved
Conditions requested: The hours being 12 p.m. to 3 p.m. Monday to Sunday and 7 p.m. to 10 p.m. on a Friday and Saturday; there will not be a takeaway provision as part of this application; The hours of opening which are now stated as being 12 noon through to 11.00 p.m. every day should be set down as a condition
Director of Highways
No ObjectionDo not oppose
Ian K Bleasdale & Elizabeth Bleasdale
Supportthis seems the ideal spot for one; I will no doubt be argued that there are far too many cafes and the like in Ramsey, but that is not a 'Planning' consideration
Ian K Bleasdale & Elizabeth Bleasdale
Supportwe DO NEED a better coffee shop in Ramsey!; here is a chance of a new one, in an ideal, central but quiet location
