**Document:** Planning Statement
**Application:** 25/90859/B — Erection of replacement portal frame storage building
**Decision:** Permitted
**Decision Date:** 2025-10-30
**Parish:** Braddan
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/61838-braddan-bushys-brewery-mount-murray-replacement/documents/1113931

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# Planning Statement

## Planning Statement In Support Of An Application For A Replacement Building For Storage In Association With Adjacent Brewery, Bushy’S Brewery, Mount Murray, Santon Im4 1Je

![map or plan from page 1](https://images.planningportal.im/2025/09/7020307.png)

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 Millholme, as it was originally known, now comprises two separate units - The Forge restaurant which abuts the A5 Castletown Road and to the rear, Bushy’s Brewery which comprises a brewery accommodated in converted outbuildings. Access to the brewery is shared with the restaurant off the A5 but veers off to the south before the access leads into the restaurant car park.
- 1.2 The land owned is understood to extend much further south than are the buildings as far as the Knock Froy motocross track incorporating the woodland either side of the Crogga River which winds south towards the coast at Port Soderick and passing through the motocross course then the estate of Crogga Mill before passing under the A25 Old Castletown Road and railway line to eventually run through Port Soderick Glen to the beach.
- 1.3 The site as defined represents the curtilage of the brewery incorporating the buildings and land used in association with it.
- 1.4 The buildings include a large open sided, semi cylindrical roofed shed which is used for the storage of brewery related items. The building sits to the south of the brewery building alongside the access lane.

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 of an outdoor commercial storage yard featuring stacked beer kegs, a white warehouse building, and shipping containers under a metal shelter.](https://images.planningportal.im/2025/09/7020309.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

![A photograph of a rural industrial or agricultural site featuring a gravel yard, a stone building, and a large open-sided metal shed structure.](https://images.planningportal.im/2025/09/7020311.jpg)

- 2.0 Planning status
- 2.1 The site lies within an area not designated for a particular purpose on the Area Plan for the East with the housing on the other side of the road designated as Residential.
- 2.2 On the Environmental Constraints map 1a accompanying the Area Plan, there are areas of predominant woodland or trees which is also Registered Woodland within the site and an Ancient Monument on the other side of the motocross course, at the southern end of the area (a keeill):

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 technical site plan or location map displaying topographical contours, a boundary line, and grid references.](https://images.planningportal.im/2025/09/7020313.png)

![This image shows a site plan or location map with a long, green highlighted area indicating a specific site or zone. It features black boundary lines and a red marker labeled 'M'.](https://images.planningportal.im/2025/09/7020314.png)

- 2.3 High voltage electricity lines cross the area to the south and are shown on the Infrastructure Constraints Map 1b:
- 2.4 On the Community Constraints Map, 1c there are Dark Skies sites within Mount Murray on the northern side of the A5 and at Port Soderick Beach.
- 2.5 There are no site specific policies or references to this area in the Written Statement.

Landscape Character Assessment

- 2.6 The countryside (ie land not designated for development) is subdivided into Landscape Character Areas following the Landscape Character Assessment of 2008. This designates the site as within an area of Incised Slopes and referred to as Santon although the area straddles two parishes, Braddan and Santon. The full assessment is provided at Appendix One but the Area Plan for the East’s guidance in this respect is as follows:

## Landscape Character Area Santon (D13) Landscape Strategy

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 technical site plan displaying field boundaries, topographic contours, and proposed red dashed boundary lines.](https://images.planningportal.im/2025/09/7020316.png)

Conserve and enhance:

- a) the character, quality and distinctiveness of the area, with its wooded valley bottoms and wooded horizons;
- b) its scattered settlement pattern;
- c) its Victorian garden and the railway.

Key Views Open and expansive views from the higher areas along the rugged coast in the east and inland towards the upland areas over Braaid. Incinerator chimney forms a notable landmark in the immediate area.

Glimpsed views framed by vegetation in the valley bottoms and along the main roads where they follow the wooded valley bottoms. Views in the northern part of the area up to the Transmitting Masts on top of Douglas Head hill top. Views from Isle of Man Steam Railway.

Landscape Proposal 7 (Santon) In cases where new development is proposed, applications must demonstrate that it can be suitably integrated into the surrounding landscape setting through reasonable mitigation measures and considering siting, colours, materials, finishes and the general scale.

2.7 There are areas shown as being at risk of surface water flooding on the national flood risk maps:

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

![map or plan from page 6](https://images.planningportal.im/2025/09/7020318.png)

- 2.8 Almost all the trees on site are Registered (RA0889) as a group rather than as individual specimens. This relates back to the designation on the Isle of Man Planning Scheme (Development Plan) Order 1982 as Woodland which automatically conferred registered status on the trees and which was then carried forward in the 1993 Tree Preservation Act.
- 2.9 There are no Registered Buildings on the site which is not within a Conservation Area.

Isle of Man Strategic Plan 2016

- 2.10 As the site is not designated for development on the development plan, there is a presumption against development here (Environment Policy 1, Strategic Policies 1, 2, 5 and 10, Spatial Policy 5) as development is generally directed towards existing settlements on land designated for that purpose. General Policy 3 includes provision for the development of previously developed land:

previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment.

- 2.11 Appendix 1 provides a definition of previously developed land as follows:

Previously-developed land is that which is or was occupied by a permanent structure, including the curtilage of the developed land and any associated fixed surface infrastructure.’

The definition includes defence buildings, but excludes:

- • Land that is or has been occupied by agricultural or forestry buildings.
- • Land that has been developed for minerals extraction or waste disposal by landfill purposes where provision for restoration has been made through development control procedures.

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

- • Land in built-up areas such as parks, recreation grounds and allotments, which, although it may feature paths, pavilions and other buildings, has not been previously developed.
- • Land that was previously-developed but where the remains of the permanent structure or fixed surface structure have blended into the landscape in the process of time (to the extent that it can reasonably be considered as part of the natural surroundings).

There is no presumption that land that is previously-developed is necessarily suitable for housing development nor that the whole of the curtilage should be developed.

- 2.12 There are many policies within the Strategic Plan that encourage good design and a positive impact on the landscape (Strategic Policy 4).
- 2.13 Environment Policy 3 presumes against the loss of woodland.
- 2.14 Ecology is protected in Environment Policies 4 and 7.
- 2.15 Development which would be at risk of or increase flood risk is presumed against in Environment Policies 10 and 13).
- 2.16 The loss of the most productive agricultural land is presumed against (Environment Policy 14). The site lies within an area which is Class 3 on the Agricultural Soils Capability map so this policy would not be breached with any development of the site.
- 2.17 There are policies which allow for the conversion of existing buildings of historic, architectural or social interest (Environment Policy 16 and Housing Policy 11).
- 2.18 The Climate Change Act 2021 now requires applications for most types of development to

(a) demonstrate that the application has been made having regard to the following climate change policies established under the Climate Change Act 2021 —

(i) the maximisation of carbon sequestration;

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

- (ii) the minimising of greenhouse gas emissions;
- (iii) the maintenance and restoration of ecosystems;
- (iv) biodiversity net gain;
- (v) the need for sustainable drainage systems; and
- (vi) the provision of active travel infrastructure; or

(b) explain why consideration of one or more of those polices is not practicable in relation to the proposed development.

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

- 3.0 Planning History
- 3.1 The site has been the subject of the following applications

88/00978/A - approval in principle for creation of leisure/craft centre, brewery, pub and restaurant - permitted 90/00324/B - conversion of farm building to brewery - permitted

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 THE PROPOSAL
- 4.1 Proposed is the replacement of the open sided barn with a new building. This will be sited on the footprint of the existing building to be replaced and used for the same purpose.
- 4.2 The existing building has a footprint of 7.6m by 18.4m and is 5m to the eaves and 6.9m to the top of the semi cylindrical roof.
- 4.3 The proposed building is to have a footprint of 8.8m by 18.8m and is to be 5.9m to the eaves and 6.9m to the ridge.
- 4.4 The building will have rendered blockwork walling to a height of 2.7m with green coloured sheeting above and a green sheeted shallow pitched roof.
- 4.5 The building will have one large roller shutter door on the western elevation and a small pedestrian door on the northern elevation. The profile of the existing building is shown on the proposed elevation drawing 1.
- 4.6 The building is to be used for storage in connection with the adjacent brewery. Principally this will be for kegs. The applicant is experiencing increasing demand for its products and the present arrangements for storing them in one large refrigerated steel containers and two further containers is no longer sufficient.
- 4.7 What is proposed is only marginally larger than what exists but will provide more modern and efficient storage facilities which are also more secure and visually appropriate. All of the existing containers will be removed upon completion of the new building. The new structure will sit on the existing concrete floor slab without the need for its removal or any significant excavations.

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 CONCLUSION
- 5.1 The existing building whilst not publicly visible, is old, in poor condition and offers little or no protection from the elements or security. As such, containers have been required to be installed within the outer perimeter to accommodate the storage required by the brewery.
- 5.2 The new building will be more attractive, more thermally efficient and will occupy only a marginally larger footprint than what exists. This increase in area will have no material impact on access or car parking.
- 5.3 The building will provide better security for the stored items and is a more appropriate building for all who may see and use it.
- 5.4 Whilst the site is not designated for development, there is an existing building on site which is to be replaced. General Policy 3 allows for the redevelopment of previously developed land which contains a significant amount of building. The existing building is significant in height and area so complies with this element of the policy.
- 5.5 The policy requires that the continued use is redundant; the existing storage facilities are poor in appearance and performance and continued use of the containers is not considered appropriate. In its current form and condition, we would submit that the existing building is redundant for its continued use for storage.
- 5.6 The policy requires that redevelopment would reduce the impact of the current situation on the landscape or the wider environment and where the development proposed would result in improvements to the landscape or wider environment. The building sits within a brewery with the paraphernalia associated with it. The proposed building is almost industrial in appearance and character, befitting to such a location. Its green colour reflects the rural setting and is considered more appropriate than an industrial grey colour.
- 5.7 What is proposed will sit on the footprint of the existing with the same height and an improved appearance and finish and will offer the applicant a better standard of storage of their product and equipment. We would submit that the proposal complies with the relevant planning policies and would enable the business, which is a very successful local enterprise to continue to contribute to the economy through employment and supporting the local strategy “Food Matters - a Food Business Development Strategy for the Isle of Man 2015 2025” (GD 2014/0076).

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

5.8 The proposal will therefore satisfy Business Policy 1, Environment Policy 1, General Policy 3 and not conflict with any of the other policies which are applicable to this development.

## Sarah Corlett 11th September, 2025

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

Appendix One

Landscape Character Assessment 2008

D13 - SANTON Key Characteristics

- • A predominantly rural landscape, dissected by A5 and A25 roads.
- • Densely wooded valley bottoms amongst undulating rolling land with large rectilinear arable and pastoral fields on the gently sloping hill sides and rounded tops.
- • Steep sided densely wooded Victorian pleasure Glens of Glen Grenaugh and Port Soderick Glen lead down to the coast.
- • Victorian electric railway line and stations runs through the area at the bottom of Crogga Glen.
- • Fragmented woodland along field boundaries and along tracks that access the scattered farm houses centred around Quine’s Hill (along the A25) and small settlements of Santon and Ballaveare.
- • Sea-facing hill slopes with large open fields running along the cliff tops with gorse, heather and bracken along the cliff top periphery.
- • Incinerator chimney forms notable landmark in the immediate area.
- • Presence of Manx Milestones. • Abrupt linear southern built edge to Douglas, comprising residential and industrial development with minor localised extension of industrial character into character area south of Cooil Road.
- • Pulrose Golf Course on edge of Douglas

Overall Character Description Numerous gentle to steeply sided river valleys cut down into the landform to form an undulating and rolling character with pronounced incised valleys. Glen Grenaugh and Port Soderick Glen are steepsided densely wooded valleys, the latter appropriated during the Victorian period as pleasure Glens with walkways and features such as bandstands and bridges. Linear fragmented woodland runs along the valley bottoms of these National Glens and along Crogga River. Hedgerow trees and woodland blocks surround the numerous farms in the area, which are predominantly located in the north of the area around Quine’s Hill.

Medium sized rectilinear arable and pastoral fields delineated predominantly by Manx hedges and some post and wire fences form a strong geometric field pattern on the gently

Sarah Corlett Town Planning Consultancy Ltd 14 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

sloping hill sides and rounded tops in the south of the area. Smaller rectilinear fields enclosed by Manx hedgerows, containing large hedgerow trees, cover the more settled north-eastern area where farmsteads such as Hampton Court and Cronkbane are concentrated. This field pattern stops abruptly in the north of the area where it meets the A24 and the linear built-up edge of Douglas. The far north-eastern part of the area comprises the Pulrose Golf Course, which extends in towards the centre of Douglas. Patches of gorse and heather grow in areas on the more exposed hill tops and along the eastern edges of the fields of the coastal facing slopes, along which the cliff top coastal path runs and forms the area’s seaward boundary.

The busy A25 runs along the lower valley sides with small, often steep and winding tracks branching off perpendicular from the main road to provide farm access, while smaller predominantly straight B roads, enclosed by tall hedgerow vegetation, which follow the grain of the rectilinear field pattern and link the small and wooded settlements within the area such as Santon and Seafield. The Victorian Electric Railway runs through the area along Crogga Glen with stations at Santon and Port Soderick before skirting around the bottom of Douglas Head which forms the north eastern boundary. Moderate sense of tranquillity away from Douglas and the major roads.

## Key Views

- • Open and expansive views from the higher areas along the rugged coast in the east and inland towards the upland areas over Braaid.
- • Incinerator chimney forms a notable landmark in the immediate area.
- • Glimpsed views framed by vegetation in the valley bottoms and along the main roads where they follow the wooded valley bottoms.
- • Views in the northern part of the area up to the Transmitting Masts on top of Douglas Head hill top. • Views from Isle of Man Steam Railway

Historic Features

- • Victorian Isle of Man Steam Railway and stations, including Port Soderick (Registered Building) and the Old Toll Booth (Registered Building). Ecological Features
- • Farmland grassland habitats.
- • Mature network of hedgerows containing deciduous trees in field boundaries. • Aquatic and waterside habitats along river courses.
- • Dense riparian woodland in Valley bottom with deciduous woodland along valley sides. • Exposed heathland on steeper sea facing slopes.

Sarah Corlett Town Planning Consultancy Ltd 15 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

## Key Issues and landscape sensitivities

- • Wooded horizons and skyline seen from valley bottoms.
- • Ecological value of the aquatic and waterside habitats.
- • Various sized pastoral and arable fields with Manx hedges.
- • Wooded valley bottom with fragmented woodland along substantial field boundaries.
- • Scattered farmsteads fringed by trees.
- • Wooded Victorian Pleasure Glen at Port Soderick.
- • Victorian Isle of Man Steam Railway and stations.
- • Presence of Manx Milestones.

Landscape Strategy The overall strategy should be to conserve and enhance the character, quality and distinctiveness of the area, with its wooded valley bottoms and wooded horizons, its scattered settlement pattern, its Victorian pleasure glen and the railway.

Sarah Corlett Town Planning Consultancy Ltd 16 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

## Appendix Two

Sarah Corlett Town Planning Consultancy Ltd 17 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

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*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/61838-braddan-bushys-brewery-mount-murray-replacement/documents/1113931*