25 May 2021 · Committee
St Marys Chapel, Quay Lane, Castletown, Isle Of Man, IM9 1le
Permission was granted by committee for a detached food and drink kiosk on land adjacent to St. Mary's Chapel Car Park in Castletown. The site sits between The Parade, Parliament Square, the harbour, and Parliament Lane, with the kiosk positioned slightly off the main car park area on a paved section near a stone sculpture and existing seating. The application raised three main planning issues: whether a kiosk use was acceptable on land designated as a car park, whether the structure was suitable given its location within a Conservation Area and proximity to Registered Buildings, and whether there would be any adverse effect on highway safety or parking. Following concerns raised by the planning officer about the building's impact on the character and appearance of the area, the applicant submitted amended plans. These changed the roof to a pitched form finished in corrugated metal sheeting, replaced bifold doors with a serving hatch, changed vertical cladding to horizontal boarding, and adjusted the building's position to allow access around it.
The committee permitted the erection of a detached kiosk for the sale of hot and cold food and drink. The key planning considerations were whether the use was acceptable on land designated as a car park, whether the structure was appropriate within a Conservation Area and near Registered Buildings, and whether highway safety and parking would be affected. Plans were amended during the process to address concerns about the building's appearance, including changes to the roof design, cladding, and door arrangement.
General Policy 2
in compliance with
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
Environment Policy 35
in compliance with
Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
Business Policy 9
in compliance with
Business Policy 9: The Department will support new retail provision in existing retail areas at a scale appropriate to the existing area and which will not have an adverse effect on adjacent retail areas. Major retail development proposals will require to be supported by a Retail Impact Assessment(1). (1) Retail Impact Assessment is defined in Appendix1.
Strategic Policy 9
in compliance with
Strategic Policy 9: All new retail development (excepting neighbourhood s hops and those instances identified in Business Policy 5) and all new office development (excepting corporate headquarters suitable for a business park (1) location) must be sited within the town and village centres on land zoned for these purposes in Area Plans, whilst taking into consideration Business Policies 7 and 8. 4.4.7 The definition of Corporate Headquarters includes offices for those companies using the new information technologies and/or who service other business park users (but specifical ly excludes financial and professional services to visiting members of the public including banks, building societies, estate agencies and betting offices). 4.5 Transport and Communications 4.5.1 There is a direct link between the location of new devel opment, its effect on the transport network and the provision of a more integrated transport network. Accordingly:
Planning Policy Statement 1/01
in compliance with
Mixed Use Proposals 1
in compliance with
