**Document:** Planning Statement **Application:** 24/91226/B — Installation of eight condensers **Decision:** Permitted **Decision Date:** 2024-12-17 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/33374-braddan-central-creamery-ballafletcher-farm-road-eight-condensers/documents/1076115 --- # Planning Statement ## Planning Statement In Support Of An Application For The Installation Of Condensing Equipment On The Roof Of Isle Of Man Central Creamery, Ballafletcher Farm Road, Cronkbourne, Braddan Im4 4Qe ![map or plan from page 1](https://images.planningportal.im/2024/10/7017289.jpg) Sarah Corlett Town Planning Consultancy Ltd 1 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C - 1.0 INTRODUCTION - 1.1 The site is the Isle of Man Central Creamery which is located within the Ballafletcher Road industrial area to the north of Ballafletcher Road. - 1.2 The site accommodates the facilities involved in the production of milk and milk products for the Island including the administrative facilities associated therewith. - 1.3 The site slopes downward from west to east with two entrances - one from Ballafletcher Farm Road which is generally used by smaller vehicles and a rear entrance which is used by the larger vehicles including the milk tankers. - 1.4 The facility is long established on this site with a series of alterations, adaptations, extensions proposed to take account of changing circumstances and requirements as time has gone by (see Planning History). - 1.5 The site is industrial in function and character with the building largely appearing as a sheeted finished structure with roof mounted plant, ducts, silos and chimneys as one may expect with a facility such as this. Sarah Corlett Town Planning Consultancy Ltd 2 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C ![A photograph showing a large industrial or commercial building with a corrugated roof, viewed from behind a tall green hedge on an overcast day.](https://images.planningportal.im/2024/10/7017290.jpg) ## 1.6 The building accommodates a large cooler and condenser unit on the ground level on the front of the building ![An elevated photograph showing a commercial or industrial estate with warehouse-style buildings, a parking lot with several cars, and a metal railing in the foreground.](https://images.planningportal.im/2024/10/7017292.jpg) Sarah Corlett Town Planning Consultancy Ltd 3 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C Sarah Corlett Town Planning Consultancy Ltd 4 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C ![A photograph showing the exterior of a commercial or industrial building with a covered loading bay area. A large grey metal unit, likely a condenser, is installed under the canopy next to a blue door.](https://images.planningportal.im/2024/10/7017295.jpg) - 2.0 THE PROPOSAL - 2.1 Proposed is the removal of the existing cooling/condensing equipment and the installation of replacement equipment on a flat roofed section of the building above the personnel entrance. The current location is not secure and the applicant wishes to replace this with higher standard equipment which is out of the way of the general day to day comings and goings and to release this ground floor area for more appropriate purposes. - 2.2 The equipment takes the form of eight individual units which each are 1.3m high, just less than 1m long and just under 0.5m wide. Also proposed is the installation of safety railings around the area to accord with Building Regulations Approved Document Part K. - 2.3 There is currently ducting in this area and to the rear and side on the pitched roofed areas are two extraction system outlets. - 2.4 Information is provided on the unit themselves which states that the noise emission from each unit is 43 dBA @ 10m (MT). The surrounding land uses are generally industrial including the Island’s meat plant which sits to the north of the site, separated therefrom by existing industrial units. The nearest residential property is Tromode House bail hostel which Sarah Corlett Town Planning Consultancy Ltd 5 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C ![A photograph showing a large industrial or commercial building with corrugated roofing and metal cladding, partially obscured by a green hedge in the foreground.](https://images.planningportal.im/2024/10/7017297.jpg) sits over 60m from the site of the proposed units and separated therefrom by established conifers. Beyond this, the nearest residential properties are at Cronkbourne Village which is over 100m away. Sarah Corlett Town Planning Consultancy Ltd 6 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C - 3.0 PLANNING POLICY CONTEXT Area Plan for the East (2020) (the Area Plan) - 3.1 The site lies within an area designated on the Area Plan for the East as Industrial with which the existing operation complies. - 3.2 The Area Plan contains a specific Proposal which applies to sites designated for industry: Employment Proposal 1: The development of existing industrial land, including the following sites, will be supported for the following uses only: manufacturing; warehousing and distribution; office accommodation (subject to compliance with Strategic Plan Business Policy 7); or retail outlets (subject to compliance with Strategic Plan Business Policy 5). For the purposes of this policy, existing industrial land excludes those sites named under Employment Proposals 2, 3, 4 and 5. These named sites are not within the Ballafletcher Farm industrial area. - 3.3 Other references to industry within the Area Plan include the following: The Strategic Plan supports the growth of employment opportunities throughout the Island (Business Policy 1). Industrial land should be designated in all parts of the Island, having regard to the “scale, which should be appropriate to the area; the availability of public transport links; the proximity of labour; and the availability of water, sewerage and other utilities” (Business Policy 2). (Paragraph 8.2.2). Area Plan objectives for the provision of Employment Land - i. To maintain and improve the viability, vitality and diversity of the economy by providing sufficient opportunities for investment in the manufacturing, research and development, storage and distribution and office sectors. - ii. To direct development towards existing settlements in order to make best use of infrastructure, maximise opportunities for public transport, promote the reuse of brownfield land and to reduce the impact on the countryside. Sarah Corlett Town Planning Consultancy Ltd 7 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C - iii. To ensure that development is well designed and avoids any unacceptable environmental impacts. - iv. To safeguard and provide for the needs of existing and new locationdependent businesses, including resisting non-industrial land uses - which will prejudice the availability of land for future industrial requirements - in identified industrial areas (paragraph 8.3). Area Plan desired outcomes - i. To allocate sufficient land to ensure a continuous supply of sites for employment development up to and beyond 2026 allowing for a phased release of sites. - ii. To make provision for additional investment opportunities by identifying land for a Technology Park. - iii. To make provision for general industrial land in the East. - iv. To identify areas for further work - where wider issues which cannot be addressed by planning alone should be addressed - to help facilitate sites being brought forward/occupied (paragraph 8.4). - 3.4 The plan identifies Ballafletcher as a “key employment area” (paragraph 8.1.2). Isle of Man Strategic Plan 2016 (the Strategic Plan) - 3.5 The Strategic Plan provides overarching strategic policy guidance which is generally non geographic but is applicable throughout the Island. - 3.6 The Strategic Plan reiterates one of the Government Central Policies which is “the pursuance of manageable and sustainable growth based on a diversified economy” and notes that most of the Island’s industry is located close to major transportation links, particularly un in the case of Douglas, Braddan and Ballasalla and in order to minimise excessive transportation of goods and travel for employees, and to promote sustainable development, much of the Island’s future industrial development should continue to be concentrated in these locations (paragraph 9.2.2). Sarah Corlett Town Planning Consultancy Ltd 8 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C - 3.7 Business Policy 7 requires that only industrial development should be accommodates on land zoned for industrial use with only certain exceptions. - 3.8 The Strategic Plan also contains a policy which protects the environment from harm including noise and odour (Environment Policy 22). - 3.9 The site is not within a Conservation Area, none of the buildings on the site are Registered (although Cronkbourne Village on the other side of Ballafletcher Road is Registered) and there are no Registered Trees within the site although there are Registered Trees to the east on the other side of the access lane. - 3.10 The site is shown on the national flood risk maps as being at risk of surface water flooding around the north and western sides of the building. - 3.11 General Policy 2 sets out standards which development is expected to conform: 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; Sarah Corlett Town Planning Consultancy Ltd 9 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C - (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. Sarah Corlett Town Planning Consultancy Ltd 10 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C - 4.0 PLANNING HISTORY - 4.1 As stated above, the site has been the subject of a number of successful applications for new facilities, alterations and extensions: 85/01019/B - internal and external alterations to convert existing churn room into a dry goods store 91/01906/B - construction of 2 milk silos 93/00645/B - creation of new access roadway - 93/00769/B - extensions and refurbishment - 94/00761/B - re-siting of fuel storage tank 98/01131/B - erection of delivery shelter 01/02138/B - installation of two roller shutter doors 03/01086/B - erection of four whey storage silos 03/01927/B - erection of two whey silos 06/01216/D - erection of advertising signage and directional sign post - 08/00130/B - erection of smoking shelter - 09/01688/B - installation of chemical storage unit 16/00362/B - installation of three replacement milk storage silos - 16/00262/B - construction of concrete plinths for the relocation of an existing silo for water storage and erection of a pump house - 17/00861/B - erection of security fencing to perimeter of site - 19/00896/B - location of shipping container to house a baling machine - 20/00277/B - erection of smoking shelter Sarah Corlett Town Planning Consultancy Ltd 11 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C - 5.0 ASSESSMENT - 5.1 The proposed works are essential to enable the continued supply of milk and milk products to the Island. The current arrangements for cooling and condensing do not result in any security for the operation of the equipment and are located in an area which is shown to be at risk of surface water flooding. This area could also be better used as it is on the ground floor and close to the area for deliveries and collections and the main pedestrian access into the building. - 5.2 Locating the new units on the roof will provide more security for them. Whilst there will be some visual impact, the view of this part of the site is limited to one from Ballafletcher Farm Road as one passes or enters the site. What is seen is the building as a whole, complete with its silos, ducts, vents and what is proposed, we would submit would not be harmful or have a significant impact on the character or appearance of what is currently visible. The units are only slightly higher than the proposed perimeter railings which are similar to ones already on this section of roofing and will not be prominent or out of keeping. From the view from Ballafletcher Farm Road, the units will be seen with the backdrop of the building behind it and will largely be unnoticeable as a small element on this much larger building. - 5.3 Each unit can emit noise at levels of up to 43dBA @ 10m (MT). The only time all eight condensers could be in operation at the same time would be if the ambient temperature in the refrigeration area was unusually high and all of the doors were left open which is unlikely to happen as there are automated doors on the refrigeration are and constant monitoring with alerts to staff if the temperature rises above 5 degrees centigrade. The use of the condensers will relate to the refrigeration demand in the milk store and the condensers will be phased in terms of their coming into use. - 5.4 The floor below the site of the proposed condensers is as shown in the first floor plan: the accommodation directly below the proposed site of the compressors accommodates a canteen with laundry room and milk tanks alongside. The operation of the creameries involves a variety of other equipment - ventilation, refrigeration, boilers, milk processing equipment and the coming and going of vehicles, all of which are noisier than will be the proposed compressors. - 5.5 We would submit that the proposal complies with the Strategic and Area Plan policies in enabling the Island to produce its own milk and milk related products in a manner which is Sarah Corlett Town Planning Consultancy Ltd 12 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C safe and operationally acceptable and with little or no environmental impact. Whilst the compressors will emit noise, these levels are relatively quiet compared with the ambient background noise of the operation of the creameries. The siting will result in the condensers being unobtrusive when viewed in the entirety of the building and its siting and we would submit that the visual and environmental impact of the installation of this important equipment is acceptable. ## Sarah Corlett 25.10.24 Sarah Corlett Town Planning Consultancy Ltd 13 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/33374-braddan-central-creamery-ballafletcher-farm-road-eight-condensers/documents/1076115*