18 February 2020 · Planning Committee
Kaneens Garage, Main Road, Union Mills, Isle Of Man, IM4 4ae
The proposal involves changing part of an existing industrial workshop (previously a car repair garage) at Kaneens Garage in Union Mills to a micro-brewery with one 5.5 barrel unit holding 900 litres, occupying approximately 185 sqm.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer concluded the small-scale micro-brewery makes best use of previously developed land in an industrial area within a service village, continuing industrial use in line with Strategic Policie…
Strategic Policy 1
Requires optimising use of previously developed land and efficient site use. The officer found the proposal reuses an existing industrial workshop (previously garage) on brownfield land within a service village, utilising existing access and infrastructure without needing new development.
Strategic Policy 7
Protects industrial-zoned land for such uses unless incompatible with neighbours. Assessed as continued industrial use appropriate to Braddan Local Plan industrial zoning and draft Area Plan for East, compatible despite residential proximity due to small scale.
General Policy 2
Permits development respecting amenity, highway safety, and parking. Small scale limits traffic/deliveries to levels similar or less than prior garage use; rear hardstanding provides required parking; no significant amenity harm from noise/smell.
Environment Policy 22
Prohibits unacceptable pollution (noise, odour, emissions). Brewing smells likely contained in building; quieter than garage; waste controlled by condition; on balance no significant harm to neighbours.
Environment Policy 24 - Pollution sensitive development
Protects pollution-sensitive uses near sources. Nearby residences protected as proposal akin to light industrial, below special industrial offensiveness, with conditions mitigating odour risks.
Business Policy 5 - Land zoned for industrial use
Restricts retail on industrial land. Proposal limited to brewing (no sales permitted by condition), avoiding retail/public house elements initially proposed.
Transport Policy 7
Requires parking per standards (1 per 50 sqm gross for general industrial = 3.5 spaces). Rear hardstanding sufficient for brewery + petrol station staff, no public visits.
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.
Brewery scale limit
There shall only be one 5.5 barrel brewery (900 litres) in use at any one time/ installed in the unit, details of the 5.5 barrel brewery as per the supporting PBC specification dated 04/04/2019. Reason: The application has been assessed on the specific proposal for one brewing unit and in the interest of neighbouring amenity.
No public sales/services
There shall be no display, sales or services at the site, relating to the approved micro-brewery use, to any visiting members of the public. Reason: The application has been assessed for brewing only and any other use would require being assessed as part of a separate planning application and in the interest of amenity and highway safety.
Waste storage controls
There shall be no outside storage of waste by-products associated to the approved use. Any waste by-products from the process which are to be picked up from the site by others shall be kept in sealed containers and shall not be left stored externally for more than a 24 hour period. Reason: In the interest of neighbouring amenity and off road parking at the site in the interest of highway safety.
No Objection
Do Not Oppose Subject to Condition
Braddan Commissioners had no objection to the application on two separate occasions, while Highway Services raised no objection subject to a condition prohibiting public tours or visits to the brewery due to parking concerns.
Key concern: insufficient site parking for public tours or visits to the brewery
Braddan Parish Commissioners
No ObjectionI can confirm that the Commissioners met on 2 May 2019 and had no objection to the following planning applications: ... PA19/00404 – Mr P J Kaneen – Change of use of part of workshop as micro brewery – Kaneen’s Garage, Main Road, Union Mills, Braddan
Braddan Commissioners
No ObjectionI can confirm that the Commissioners had no objection to the following planning applications considered at their Board meeting on 6 February 2020 ... PA19/00404/C - Mr P J Kaneen - Change of use of part of workshop as micro brewery - Kaneens Garage, Main Road, Union Mills, Braddan - AMENDED PLANS
Highway Services Division
Conditional No ObjectionHighway Services does not oppose the application subject to a planning condition for there to be no public tours or visits to the brewery as the application does not demonstrate that there is sufficient site parking to accommodate the parking demand of such.; Recommendation: DNOC; It is requested that the applicant consider the provision of signing for the site parking to discourage on-street parking by visitors.
Conditions requested: planning condition for there to be no public tours or visits to the brewery
