Planning Statement

Planning Statement

Change of Use of Existing Light Industrial Units A5–A6 to Indoor Golf Simulator Venue, Eden Business Park, Cooil Road, Braddan, Isle of Man

This Planning Statement has been prepared by Ste Stanley, Chartered Member of the Royal Town Planning Institute

Contents

• 1.Introduction
• 2.Site and Surroundings
• 3.Description of the Building
• 4.The Proposed Development
• 5.Hours of Operation
• 6.Operational Management and Control
• 7.Planning History
• 8.Planning Policy Context

• 8.1 Area Plan for the East
• 8.2 Isle of Man Strategic Plan 2016 – Economy (Chapter 4.4)
• 8.3 Sport, Recreation, Open Space and Community Facilities – Chapter 10

• 9.Principle of Development
• 10.Material Considerations

• 10.1 Comparable Decisions - Indoor Leisure and Fitness Uses on Industrial Land
• 10.2 Isle of Man Visitor Economy Strategy 2022–2032

• 11.Amenity, Parking and Highway Considerations
• 12.Employment and Economic Considerations
• 13.Planning Balance and Conclusion

Appendix 1 Operational Management Plan

Change of Use of Existing Light Industrial Units A5–A6 to Indoor Golf Simulator Venue, Eden Business Park, Cooil Road, Braddan, Isle of Man

• 1. Introduction

• 1.1 This Planning Statement is submitted in support of an application for the change of use of existing light industrial Units A5–A6 at Eden Business Park, Cooil Road, Braddan, to an indoor golf simulator venue, to be known as Par-A-Dise Indoor Golf Centre.
• 1.2 The proposal seeks to bring into beneficial and active use two adjoining, purpose-built industrial units which have remained vacant since their construction. The units form part of a modern industrial estate but, despite their availability, have not been taken up for their approved industrial purpose. No extension, alteration, or physical modification to the building envelope is proposed. External signage is proposed; however, this is the subject of a separate, concurrent Advertisement Consent application and does not form part of this planning application.
• 1.3 The proposed use falls within Class 4.4 (Assembly and Leisure) of the Town and Country Planning (Use Classes) Order 2019. It is acknowledged that this represents a departure from the industrial zoning of the site under the Area Plan for the East. However, planning policy allows for a balanced and pragmatic assessment, and it is submitted that the proposal is acceptable in principle and supported by material considerations when assessed against the Development Plan as a whole.

• 2. The Site and Surroundings

• 2.1 The application site comprises Units A5–A6, two adjoining light industrial units located at the end of a block of four units forming part of Eden Business Park, an established industrial estate accessed directly from Cooil Road.
• 2.2 The end-of-terrace position of Units A5–A6 provides a clear and logical access arrangement and affords a degree of physical separation from adjoining units within the block. This spatial relationship materially reduces the potential for conflict with neighbouring occupiers and is a relevant consideration when assessing the suitability of the units for a leisure-based use.
• 2.3 The surrounding units within Eden Business Park accommodate a range of light industrial, storage, servicing, and commercial activities. The character of the estate is distinctly nonresidential, with activity levels typically focused on weekday daytime hours and reducing significantly during evenings and weekends.
• 2.4 There are no residential properties in close proximity to Units A3–A4, nor are there any other sensitive receptors that would be adversely affected by the proposed change of use.

3.Description of the Building

• 3.1 Units A5–A6 comprise two adjoining, double-height, single-storey industrial units, open internally, with no mezzanine floor or first-floor accommodation. The internal layout provides a continuous clear-span space across both units, particularly well suited to indoor leisure and sporting activities.

• 3.2 The combined external footprint of Units A5–A6 measures approximately 17.924 metres by 22.691 metres, resulting in a gross internal floor area of approximately 406.7 square metres. While the units benefit from generous internal height, there is no additional floorspace beyond this footprint.
• 3.3 No internal subdivision is proposed that would alter the structural form of the buildings, and no external alterations are proposed as part of this application. The open, double-height nature of the combined space allows the proposed use to be accommodated entirely within the existing envelope, without intensification or expansion of development.

4.The Proposed Development

• 4.1 The proposal is for the change of use of Units A5–A6 in their entirety from light industrial use to an indoor golf simulator venue.
• 4.2 Internally, the combined space will provide four golf simulator bays, a dedicated putting and chipping practice area, seating and waiting areas, welfare facilities, and a small ancillary barista and refreshment counter.

• The layout has been designed to make efficient use of the combined floorspace while maintaining a controlled and high-quality environment.
• 4.3 The venue will operate on a strictly pre-booked basis, with no walk-in trade permitted. Access will be digitally controlled through an online booking and entry system, ensuring that occupancy levels across Units A5–A6 are known, managed, and capped at all times.
• 4.4 The barista and refreshment offer is strictly ancillary to the primary leisure use. No food preparation beyond drinks and light refreshments is proposed. Alcohol may be served, but only as an ancillary element to booked simulator use and not as a primary or standalone activity. The use will not operate as a bar or drinking establishment.
• 4.5 The facility will be manned at all times, including during evening operation, ensuring active management and supervision.

5.Hours of Operation

• 5.1 The proposed hours of operation are as follows:

Sunday to Thursday: 07:00 to 22:00

Friday and Saturday: 07:00 to 00:00 (midnight)

• 5.2 The site’s location within an established industrial estate, remote from residential properties and sensitive receptors, materially reduces the potential for amenity impacts arising from evening use. Activity within the estate generally reduces outside normal working hours, meaning that the proposed peak usage would not conflict with the most intensive industrial activity.
• 5.3 Notwithstanding this, the applicant adopts a pragmatic approach and is content for a condition restricting hours of operation to be imposed if considered necessary. A limitation to 22:00 would be acceptable should the Department consider this appropriate in the interests of planning control.

6.Operational Management and Control

6.1 An Operational Management Plan accompanies this application as Appendix 1 and sets out in detail how the facility will be managed to ensure safe, orderly, and low-impact operation.

• 6.2 The applicant is content for the Operational Management Plan to be secured by planning condition and for the use to be restricted by condition to an indoor golf simulator venue only, thereby preventing any future drift of use and ensuring that the development remains exactly

• as assessed.

• 7.Planning History

• 7.1 Units A5–A6 form part of a wider light industrial development approved under planning permission 11/01232/B, granted on appeal on 20 September 2012, for the erection of four industrial buildings providing 24 units with associated parking and landscaping.
• 7.2 Despite this long-standing approval, Units A5–A6 have never been occupied since construction. This is a significant material consideration and demonstrates that continued protection of these specific units for industrial use has not resulted in active or productive use.

8.Planning Policy Context

Area Plan for the East

8.1 The site is zoned for light industrial use under the Area Plan for the East. The proposal therefore represents a departure from the land-use designation.

Isle of Man Strategic Plan 2016 – Economy (Chapter 4.4)

• 8.2 Paragraph 4.4.1 states that the Spatial Strategy identifies the Major Employment Areas around the Island and, while recognising opportunities for small-scale local employment within existing centres, considers that new employment should, in the main, be concentrated within existing settlements or major employment areas identified in the Island Spatial Strategy.

• 8.3 Strategic Policy 6 states that major employment-generating development should be located in existing centres on land zoned for such purposes and identified as such in existing Local or new Area Plans.
• 8.4 Paragraph 4.4.2 states that, to maintain a healthy and diverse economy, there needs to be sufficient land available for industrial, office and retail purposes. Strategic Policy 7 states that undeveloped land zoned in Local or Area Plans for industrial, office or retail purposes will be retained and protected for such uses, except where those uses would be inappropriate or incompatible with adjoining uses.

• 8.5 Paragraph 4.4.3 further recognises that the Department will consider the appropriateness of the continuation of any industrial, office or retail zoning on undeveloped land and whether other uses may be more appropriate.

Sport, Recreation, Open Space and Community Facilities - Chapter 10

• 8.6 Paragraph 10.1.1 states that the quality of life on the Island and the quality of the environment are improved by facilities for recreation and other community purposes.
• 8.7 Paragraph 10.2.1 refers to the Sport and Recreation Strategy and sets out a vision for the continued development and growth of sport on the Island and the benefits that this will bring.
• 8.8 Paragraphs 10.3.1 to 10.3.4 emphasise the need to facilitate sport and recreation opportunities, protect existing assets, address deficiencies in provision, and ensure adequate facilities are available to meet local needs.

9.Principle of Development

• 9.1 It is acknowledged that the proposal is not in accordance with the industrial zoning of the site. However, Strategic Policy 7 expressly allows for exceptions where industrial uses would be inappropriate or incompatible, and paragraph 4.4.3 recognises that alternative uses may be more appropriate in certain circumstances.

• 9.2 In this case, Units A5–A6 have remained vacant since construction. This indicates that continued protection of these specific units for industrial use is not achieving the objectives of the Development Plan or contributing meaningfully to employment land supply.

• 9.3 The proposed indoor golf simulator use is low-impact, fully internal, and compatible with surrounding uses. The end-unit position, combined with the open, double-height internal form across both units, further supports the suitability of Units A5–A6 for this use.
• 9.4 While leisure uses are often encouraged within town centres, accommodating a facility of this nature in a town centre location is challenging due to the space, ceiling height, and clearspan internal dimensions required. The proposal introduces no retail activity and would not detract from town centre vitality or viability.
• 9.5 The consistent pattern of approvals for indoor leisure and fitness uses within industrial estates across the Island further supports the conclusion that the proposed use of Units A5– A6 represents an appropriate and sustainable form of development, fully capable of operating without prejudice to the function or character of the industrial estate.
• 9.6 Furthermore, the site benefits from direct access to the strategic highway network via Cooil Road, a principal route serving the wider Douglas area and connecting efficiently to the Island’s primary road infrastructure. This ensures safe and convenient vehicular access without reliance on minor or constrained residential streets.

• 9.7 In addition, pedestrian and cycle infrastructure in the vicinity is being enhanced, improving connectivity between the employment areas and surrounding neighbourhoods. The site lies within comfortable walking distance of established residential areas, meaning that a proportion of users and staff could realistically access the facility on foot or by bicycle. The proposal is therefore not wholly car-dependent and sits in a location that supports sustainable travel choices consistent with wider transport and planning objectives.

10.Material Considerations

• 10.1 In addition to the Development Plan, there is a substantial body of recent and consistent decision-making by the Planning Authority which demonstrates a pragmatic and wellestablished approach to indoor leisure and fitness uses within industrial estates across the Island. These decisions are material considerations and are directly relevant to the assessment of the current proposal.

Comparable Decisions - Indoor Leisure and Fitness Uses on Industrial Land

• 10.2 Planning permission 21/00008/C was granted by the Planning Committee on 26 April 2021 for the change of use of an industrial unit at 14 Hills Meadow Industrial Estate, Douglas, to gym facilities within Class 4.4. The application was identified as being contrary to the Development Plan and was therefore referred to Planning Committee.

• 10.3 In that case, the Planning Authority concluded that, notwithstanding the industrial zoning, the proposed leisure use would not be incompatible with surrounding industrial activities. Weight was placed on the appointment-based nature of the use, the limited number of users at any one time, and the fact that peak activity would occur outside normal industrial working hours. The Committee accepted that operational controls, including restrictions on hours, occupancy and use class, were sufficient to ensure acceptability.
• 10.4 Planning permission 21/00222/C was granted for the change of use of Units 27/28, Gladstone Park Industrial Estate, Ramsey, from light industrial use to a fitness studio and gym within Class 4.4. This proposal was also determined by Planning Committee as a departure from the Development Plan.
• 10.5 In that decision, the Officer’s Report acknowledged that many gymnasium, fitness, and recreational facilities across the Island are located within industrial estates and that such uses do not inherently conflict with industrial zoning. The assessment emphasised that indoor leisure uses are often better suited to industrial units due to their size, layout and availability of parking, and that town centre locations are frequently unsuitable for such facilities.
• 10.6 More recently, planning permission 22/01128/C was granted for the conversion of an industrial unit at Spring Valley Industrial Estate, Douglas, to a gymnasium within Class 4.4. The Planning Authority again accepted the proposal as a departure from the Development Plan, concluding that the use would provide facilities generally encouraged within the Strategic Plan and would not adversely impact the character of the industrial estate or surrounding amenity.

• 10.7 Across these decisions, the Planning Authority consistently relied upon the following factors in reaching a positive planning balance:

the contained, indoor nature of the activity; the absence of statutory nuisance, including noise, vibration, odour or external disturbance; the suitability of industrial units for specialist leisure uses requiring clear-span, highceiling accommodation;

the alignment of peak operating hours with periods when industrial activity is reduced; and the ability to secure operational control through planning conditions, including restrictions on hours, occupancy, and the specific nature of the use.

• 10.8 These decisions demonstrate a clear and consistent acceptance that indoor leisure and fitness uses within Class 4.4 can be appropriate within industrial estates, even where this represents a departure from land-use zoning, provided that impacts are controlled and compatibility is maintained.
• 10.9 While each application must be assessed on its own merits, the cumulative weight of these approvals is a strong material consideration. The current proposal aligns closely with the circumstances, scale and control mechanisms accepted in these earlier cases and, in several respects, represents an even lower-impact form of leisure use due to its strictly prebooked nature and limited occupancy.

Visitor Economy and Wider Strategic Context

• 10.10 The Isle of Man Visitor Economy Strategy 2022–2032 identifies the importance of broadening the Island’s leisure and activity offer, improving year-round provision, and supporting all-weather facilities that are less reliant on seasonal demand. The proposed indoor golf simulator venue contributes positively to these objectives by providing a highquality, technology-led leisure facility within an existing building, without placing pressure on town centres or sensitive locations.
• 10.11 Although the Strategy does not override the Development Plan, it reinforces the acceptability of well-managed indoor leisure uses that enhance quality of life, support local employment, and make productive use of existing assets.

11.Amenity, Parking and Highway Considerations

• 11.1 All activity associated with the proposal will take place indoors. There will be no external music, no plant, and no external congregation.

• 11.2 The site provides 16 on-site parking spaces, with additional overspill parking available within Eden Business Park under the same ownership, as shown on the submitted plans.

• 11.3 Peak occupancy is limited to approximately 25 patrons plus staff, with peak use occurring during evenings and weekends when industrial activity is reduced or has ceased.

• 11.4 The proposal will not result in adverse impacts on amenity, highway safety, or parking provision.
• 12.Employment and Economic Considerations

• 12.1 The proposal will support approximately three to four jobs and will bring long-vacant Units A5–A6 into productive use, contributing positively to local economic activity.
• 13.Planning Balance and Conclusion

• 13.1 The proposal involves the change of use of long-vacant light industrial Units A5–A6 to an indoor golf simulator venue within an established industrial estate.

• 13.2 Although the proposal represents a departure from the land-use designation, it has been demonstrated that it will not undermine the function of the industrial estate, harm amenity, or prejudice wider policy objectives.
• 13.3 The recent Planning Committee decision for an indoor cricket facility within an industrial estate is a material consideration supporting the acceptability of controlled indoor leisure uses in such locations.
• 13.4 The Isle of Man Economic Strategy 2022–2032 supports economic diversification, the productive use of existing buildings, and a broader mix of activities that enhance quality of life and local employment. The proposal aligns with these objectives.
• 13.5 When assessed against the Development Plan as a whole, and taking account of all material considerations, the proposal represents sustainable development and planning permission should be granted.

APPENDIX 1 - OPERATIONAL MANAGEMENT PLAN

Par-A-Dise Indoor Golf Centre, Eden Business Park, Braddan

• 1.Purpose

• 1.1 This Operational Management Plan sets out how the indoor golf simulator venue will be operated in a controlled and responsible manner to ensure compatibility with surrounding uses and safeguard amenity.
• 2.Access and Booking

2.1 Use of the facility is strictly pre-booked. There is no walk-in trade.

• 2.2 Access is controlled via a digital booking and entry system, ensuring occupancy is known

at all times.

• 3.Occupancy

• 3.1 The facility includes four simulator bays.
• 3.2 Each bay accommodates a maximum of five players, resulting in a realistic maximum occupancy of 25 patrons plus staff.

4.Staffing and Supervision

4.1 The facility is manned at all times during opening hours.

• 4.2 Typically one to two staff members are present, responsible for supervision, customer management, and safety.
• 5.Parking Management

• 5.1 Sixteen on-site parking spaces are provided.
• 5.2 Overspill parking is available within Eden Business Park should it be required, particularly during evenings and weekends.

6.Noise and Amenity

6.1 All activity takes place indoors.

• 6.2 There is no external music, plant, or congregation.

• 6.3 Customers are advised to arrive and depart quietly, particularly during evening hours.

• APPENDIX 1 - OPERATIONAL MANAGEMENT PLAN (continued)
• 7.Lighting and Security

• 7.1 External lighting is modest and limited to safe access requirements.
• 7.2 CCTV is provided at entrances and parking areas.

8.Ancillary Refreshments and Alcohol

8.1 Refreshments are ancillary to the golf use.

• 8.2 Alcohol may be served only to booked users and is not the primary activity.
• 9.Deliveries and Waste

• 9.1 Deliveries are limited and scheduled during weekday daytime hours where possible.

• 9.2 Waste is stored internally or in a screened area and collected during business hours.
• 10.Compliance

• 10.1 This Plan will be adhered to at all times and may be secured by planning condition.