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The Wine Cellar was incorporated in 1991 and has operated from its current location on Tennis Road since inception. The current, out of town, location is required to enable The Wine Cellar to offer both a retail and wholesale operation, supplying many of the Island's restaurants and corporate businesses along with individual retail customers. Given the customer base and the bulky nature of the product, many purchases are of significant quantity and weight which would not be viable from a town centre location.
Throughout the 27 years since incorporation the business has continued to evolve and change with external market factors. An example is the continued growth in the wholesale operation and indeed delivery to both customer types (retail and wholesale) is imperative.
Unfortunately, following the 27 years of loyal tenancy, the new landlord does not wish to extend the current lease further. Furthermore, he has requested that we vacate the property as soon as possible as he has indicated he would like the property for his own use. Therefore, we have been actively looking for a new location for circa 12 months.
The criteria for a new location remains in keeping with our current premises albeit increased warehouse space to further enhance our wholesale offering is required. Consistent with today, an out of town location is required given the average retail sale would typically be 20 kgs -30 kgs and very often, significantly more. Onsite parking is also essential to ensure such purchases can be safely and securely loaded into either our delivery vans or a customer's vehicle. Furthermore, it has always been Company policy to take the goods to the car for the customer as part of our bespoke service.
The wholesale and retail operations compliment each other and work in tandem both from a stock and personnel perspective, so the new premises needs to be suitable for both facets of the business.
Significant time over the last 12 months has been spent to find alternative premises, including liaising with local estate agents, the planning department and the former Department of Economic Development. As identified above, The Wine Cellar needs to relocate from its existing out of town location (designated as residential) and the proposal is to move to The Milestone Peel Road (which, most recently, has been used for retail and wholesale of electrical goods). Given the site already has planning use for retail, wholesale and distribution along with being located on a principle route to/from Douglas and providing good accessibility for vehicles and delivery vans it meets all the criteria to continue to run a local successful business.
A number of other sites considered included, but were not limited to, Douglas Head Road and Cooil Road. None of these sites are zoned for our required use and thus deemed not viable to support a retail and wholesale operation of this type and furthermore do not offer the accessibility and parking requirements without further adverse impact to the existing traffic flow. Consideration for industrial sites were also made, but planning and suitability have led to these also being dismissed.
The existing site has permission to operate a retail and wholesale business of white goods and electronics, with internal offices above the retail dwelling. Whilst the type of goods we propose to stock and sell is different, we intend to predominantly use the premises to continue to retail and wholesale goods.
To compliment the retailing and wholesaling of alcohol and related products we propose to have an adjoining area, accessible from a front door and directly via The Wine Cellar. This area will include a deli café, and will be an integral part of the business and overall offering. The food to be sold on the premises and to takeaway will heavily focus on local produce, health focussed drinks/food and both fresh and cooked food, all at affordable prices. This facility will be used by; those purchasing wine, the adjacent gym and health centre, local businesses and passing trade given its location on a primary route to/from Douglas town centre. Furthermore, given the existing occupancy spanning from the Fire Station to Circular road, a deli café, would be a suitable alternative use for part of the site without detriment to the town centre. The area will allow educational wine courses and tutorials to both trade and private customers, wine tastings and wine and dinner appreciation evenings.
The upstairs of the premises is intended for further storage and offices for own use. This remains consistent with the planning already in place.
The Isle of Man Strategic Plan 2016; the Strategic Aim provides guidance for the provision of new retail. As noted above, the core operation of The Wine Cellar is a combination of retail, wholesale and distribution weighted in favour of the latter, therefore the requirement is neither fully or major in favour of retail in the context of the Policies. Also, as stated, the current use is Retail and Wholesale (of electrical goods) and thus materially in keeping with existing permission. Furthermore, this is not the sole site on Peel Road offering retail uses, others being the petrol station, painting and plumbing store, car sales and fast food along with light industrial and offices. Therefore, the proposal continues a consistent usage which offers local residents an opportunity to have a further offering on Peel road.
The site has vehicular and pedestrian access, providing safe access for all. Vehicles onsite have a main access point off Peel road via two existing points of entry. The premises has use of 53 onsite parking spaces, together with additional staff parking. Whilst our retail trade is steady throughout the day, the volume of customers increases out of standard business hours hence we anticipate many of the onsite spaces will not be being used by the neighbouring businesses and will be available predominantly for our use at peak times. There is also adequate parking at the rear of the premises for staff use.
The site is near to existing bus stops and is on a major bus route out of Douglas therefore enabling sustainable transport support and an opportunity for local residents to enjoy the new products and offering.
Finally, the site has a long history and proven track record of accommodating goods traffic and access to the site.
The site, given its history and previous tenants, has the majority of utilities available to meet the needs of this new proposal. Therefore, no material changes are envisaged with respect to; water, oil, electricity and telecommunications.
Jonathan James Moore Director 04 February 2018
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