Proposed Change of Use Statement

PROPOSED CHANGE OF USE FROM OFFICES TO RETAIL, 11 SEP 2017

PART FIRST FLOOR BALLAFLETCHER HOUSE, BALLAFLETCHER FARM ROAD, CRONKBOURNE IM4 4QE

Ballafletcher House is part owned by Isle of Man Fatstock Marketing Association Limited and part by Ballafletcher Estate Ltd. It was originally constructed and given permission for use as office accommodation in association with the creamery and abattoir both of which buildings are close by; in 2006 it received permission for general office use and was latterly occupied for several years by the National Farmers' Union Mutual insurance group and the local branch of the National Farmers Union. For the past three years the building has been empty after these users moved out to South Quay. The offices have been advertised to let through Chrystals estate agency but there has been no interest in them.

The proposal is part of an initiative to make Manx food products, particularly locally produced meat, more readily available at competitive prices for the Manx public to purchase. The prime mover in the proposer is the Isle of Man Fat Stock Marketing Association Limited, whose subsidiary would be selling produce bought direct from the abattoir. However it is also hoped that other farmers who currently sell their own meat, vegetables and eggs through their own farmshops and / or via the internet will want to supply some of their products to the farm shop. While most grocers stock some products from the Creamery, it is hoped that products from the Creamery and from Laxey Flour Mill and Ramsey Bakery may also be stocked at these premises.

Currently of the larger retailers of grocery products Tesco, the Coop and Marks and Spencer do not stock any Manx meat. Shoprite now only stock a small proportion of Manx meat having recently taken to importing non Manx meat. Some Island butchers stock Manx meat products but generally the loss of the red meat derogation has severely impacted on the market for the abattoir products shrinking the market from around 90% to around 25% and displacing them with imported meat. This in turn impacts on the ability of the abattoir to produce at more competitive rates. It is seen as essential to have more of a flagship presence for the sale of Manx products, a Manx food hub for Manx food products - grown or made. Isle of Man Meats is a farmer run cooperative. The business established at Ballafletcher House would be separate from Isle of Man Meats per se albeit clearly dependent on it for its products. Meat would be bought at the same price as it is sold to other Island retailers.

Ballafletcher House is considered to be in an ideal position to serve the Manx public being situated within an employment area, close to residential areas and just off one of the main routes serving Douglas and Onchan as well as linking the north of the Island to the south and east to west. The proposal involves the change of use only of up to 66sqm of office space into retail and 58 sqm represented by a meeting room into a preparation room. It is therefore large enough to serve its purpose but not so large or in such close proximity to other food retailers so as to have an impact on them. The nearest retail butchers are in Douglas Town Centre, Willaston, Pulrose and Anagh Coar. All Manx meat whether sold in retail outlets or farm shops is produced initially from Manx farm stock that has been processed at Isle of Man Fatstock's premises nearby.

It is recognised that the proposal is within an area designated "Predominantly Industrial" in the Isle of Man Planning Scheme (Braddan Parish District Local Plan) Order 1991 (Circular 6/91). However the buildings was given permission at the outset for non-industrial use but related to nearby industry. PA 06/00353/B permitted change of use in May 2006 from administration of charity educational services to general office accommodation; this was followed by the change of use to

general office use of the entire upper floor was permitted under PA 13/00377/C. Therefore for over 10 years the use of the upper floor of the buildings has not been in accordance with the zoning in the local plan.

Isle of Man Strategic Plan 2016 Business Policy 5 states "On land zoned for industrial use, permission will be given only for industrial development or for storage and distribution; retailing will not be permitted except where either: (a) The items to be sold could not reasonably be sold from a town centre location because of their size and nature; or (b) the items to be sold are produced on the site and their sale could not reasonably be severed from the overall business; and in respect of (a) or (b), where it can be demonstrated that the sales would not detract from the vitality and viability of the appropriate town centre shopping area.

Clearly the building was only initially permitted because it was always seen as part of the larger site associated with the creamery and abattoir. While clearly sales do take place away from the overall business it is because such sales have fallen in number that the necessity of having an "on-site" retail outlet has occurred. As other businesses have of their own volition declined to stock the produce on offer the proposal cannot be said to detract either from them or from the vitality and viability of the relevant town centre outlets. Others identified above are in local shopping centres or off different "commuting" routes.

The second change of use PA 13/00377/C has been permitted since the adoption of the original Isle of Man Strategic Plan 2007 and therefore the principle of a change of use under the same strategic plan policies has already been established. In essence all changes of use granted in respect of the building have been in response to changing needs of Island's meat and dairy industries. The most recent changes removed restrictions that the building can only be occupied by a business dealing with agriculture imposed when permission for its construction was first given in 1988 (PA 872/4522). In essence the current proposal is taking part of the building back to its roots being closely associated with Manx food production industry.

It is anticipated that most of the custom will come from customers who will make a quick stop to pick up provisions, possibly on route home from work. The business plans to employ a minimum of two part-time people at any one time. Many products will be bulky and weighty; therefore parking nearby is essential. There are seven designated parking places for this upper floor of the building and the access into the premises is suitable for disabled people. Due to the nature of the adjoining Creamery Ballafletcher House is to be fenced off from the Creamery premises - PA 17/00861/B applies. It is anticipated that opening hours will be restricted possibly to afternoon / early evening and part of the weekend. $\qquad$ $1 \cdot 1$ (fow hours only).

In summary 43 sqm of office space would be converted to retail space at the outset with the potential to convert a further 23 sq m from office to retail. The former meeting room of 58 sq m would be converted to food preparation room. All the partitions in the building are readily moveable. Two other offices totalling 30 sqm would remain as office space. The kitchen and toilets would remain as such.