5 August 2016 · Delegated
W A Desmond - Fishmonger, 23, Parliament Street, Ramsey, Isle Of Man, IM8 1as
Permission was granted for the conversion of the ground floor of 23 Parliament Street, Ramsey — formerly W Desmond Fish Shop, a long-established fishmonger — to additionally provide the sale of hot food and drink for consumption on and off the premises. The proposal also included the creation of an indoor seating area and the installation of an external flue. The site is a two-storey end-of-terrace building on a corner plot in Ramsey's main retail area, within a Conservation Area and with no off-street parking. The officer recommended approval, and the Department of Environment, Food and Agriculture approved the application on 5 August 2016 under delegated powers. The main planning issues considered were the potential impact on the residential amenities of neighbouring properties and the effect of the development on the Conservation Area. Four conditions were attached to the permission.
The Department of Environment, Food and Agriculture approved the application on 5 August 2016. The key planning considerations were the potential impact on the residential amenities of nearby properties and the effect on the Conservation Area, both of which were found to be acceptable.
Retail Uses
There will be a general presumption in favour of retention of retail uses at ground floor level in the main shopping streets
n space. It is recommended that the D.L.G.E., in consultation with the Commissioners, should seek to improve and enhance the amount and quality of open space within the town centre (reference: Policy R/TC/P16). It is also considered that improvements to advertising and signage can enhance the visual qualities of the town centre and, where appropriate, agreed measures should be implemented at the earliest opportunity (reference: Policy R/TC/P17). ## Policies and Recommendations
General Policy 2
Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Environmental Policy 35
Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area
Environment Policy 22
Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties
Environment Policy 22: Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: i) pollution of sea, surface water or groundwater; ii) emissions of airborne pollutants; and iii) vibration, odour, noise or light pollution. 7.17.2 In addition to the above, changes in the activities associated with the current permitted use of land or a building, which in themselves do not constitute development and therefore do not require planning permission, can have an adverse impact on adjacent properties by virtue of noise, light or general disturbance. For example the addition of security lig hting on a property may cause light pollution affecting adjacent properties and the wider area. The introduction of new activities into established parks and recreation areas can have an impact on neighbours. In such cases the Department would advocate t he person or organisation considering the change to give careful consideration to the potential impact of such activity in terms of location, siting and design.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
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.
Condition 3
No customers shall be served or remain in the building outside the following hours 0830hrs till 1630hrs Monday to Friday and 0900hrs till 1530hrs on Saturdays.
Condition 4
The extractor system and flue hereby approved are required to be carried out in accordance with the approved detailed listed within the submitted letter dated 19th July 2016 and the "proposed Elevational Drawing - 1:50 scale" and retained thereafter.
