We have extensively consulted with Planning \& Highways representatives, architects and surveyors, to explore different options to fulfill our requirements optimally; being sympathetic to the landscape and Manx vernacular, whilst providing a safe, practical and appropriate solution for our modern agricultural usage.
In order to grow Apple Orphanage into a sustainable, reliable business, and facilitate the business aims outlined (see Growth \& Production), we need to provide the following:
Safe access/egress for customer \& haulage vehicles.
Space for customers \& haulage vehicles to safely manoeuvre their vehicles.
Parking space that does not interrupt traffic flow.
Safe, defined area for fruit drop offs and customer engagement outside traffic flow.
Area from which hauliers can load and unload palletised goods.
Space ample for customers to maintain social distancing if required (the majority of our Fruit Exchange customers are elderly and in the Covid-19 vulnerable category).
Design Statement
Our design proposal reflects Apple Orphanage's well established ethical and socially conscious business ethos. Providing a sympathetic synergy between traditional Manx aesthetic, low environmental impact, and modern agricultural practices. Design choices integrate with and enhance the area of natural beauty we are set within, while adhering to modern road safety requirements and customer expectations.
Using locally sourced materials and applying traditional and modern processes we ensure that visually our design is both in keeping with the local vernacular and relevant to an advancing cultural climate. Utilising Manx stone, sod banks and wooden gates tie the design in to the immediate surroundings, while more modern agricultural materials; stamped cobblestone concrete entranceway and wooden/distressed metal effect signage, reflect the combination of nature and modern agriculture.
Development Implementation
See attached plans, drawings and elevations. The design proposals reflect Apple Orphanage's continued socially conscious business practices and presentation using locally sourced materials, celebrating a considered hybrid of traditional and modern while achieving a synergy of best road safety practices and low impact on the natural environment.
The proposals have been iterated, drawing on:
Consultation with Lucy Kinrade, Planning Officer
Consultation with Sheila Henley, Highway Development Control Officer
Manual for Manx Roads (Rev 1.03)
Design Manual for Roads and Bridges
Swept path analysis published by New Zealand Transport Authority
Industrial vehicle turning circle designs published by East Sussex County Council
Traffic and customer/pedestrian flow best practices published by the UK Health \& Safety Executive
The proposals represent solutions to the "Development Objectives" with the following developments in our Orchard, field 310346 (numbers in parentheses relate to specific Development Objective met):
Widened and improved entrance into the Orchard (1)
Widened and improved dual carriage trackway inside the Orchard field, with turning area at the end of the track (2)
Parking spaces adjacent to trackway, parallel to the entrance flow of traffic (3)
Concreted area at the end of the dual carriageway $(4,5,6)$
Vehicle specification \& highway usage
In respect of highways this proposal implements infrastructure to transfer existing traffic from the highway access to Lynague farm (a narrow single track) to the proposed improved Orchard highway access.
The current peak traffic generated by Apple Orphanage at Lynague farm is estimated as:
80 Cars/Small van/SUVS per week
1 Agricultural trailer per week
112 tonne curtain sided lorry per week
The popularity and participation of our Fruit Exchange grows every year. In 2019 we had approximately 250 people contribute to the Fruit Exchange, visiting us an average of 4 times throughout the season. Of these approximately 1000 visits, $60 \%$ occur in the months of October and November. Our busiest days in 2019 saw approximately 50 people visit. Over the last 3 years the Fruit Exchange customer base has seen an approximate annual growth of $15 \%$.
The proposed entrance and trackway dimensions have been designed using best practices outlined in the Manx Manual for Road and swept path analysis published by the New Zealand Transport Authority. The largest anticipated commercial vehicles have been confirmed to be 12 tonne curtain sided lorry ( 10 m in length) by our local haulage partner (Transmann). The swept path analysis used is for a similar but longer ( 11 m ) rigid vehicle to give greater allowance for error.
Relation to Planning strategy
Field 310346 is within an Area of High Landscape or Coastal Value and Scenic Significance identified on the Development Order 1982. However we believe development would be permitted under:
General policy 3
Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: f) Building and engineering operations which are essential for the conduct of agriculture or forestry
Apple Orphanage has been defined by both DEFA and DED as an agricultural business.
We have an essential need to pursue these developments in order to maintain and grow our agricultural business to the point where it is economically viable and can sustainably and reliably support the growing workforce required (see Essential Need).
Without the proposed developments we cannot operate the Fruit Exchange (where 95\% of our Manx-grown crops are sourced).
How does general development of Apple Orphange's Orchard (field 310346) align with the Isle of Man Strategic Plan 2016?
Strategic Economy objectives
To safeguard and provide for the needs of existing and new location-dependant businesses
The Fruit Exchange is the core of our business, supplying $95 \%$ of all produce used in the manufacture of our drinks. If we cannot cater amply for this customer base by improving the infrastructure of the Fruit Exchange, our customer's safety and their level of satisfaction associated with this service, we jeopardise the acquisition of this produce and therefore our business.
In order to remain economically viable it is essential that all parts of our process are located as close as possible to our processing facility (see Essential Need).
As we expand as an agricultural business, we will become more reliant on the young Orchard we have planted. Improving entrance and trackway to this area will facilitate the movement of crops to the processing facility.
Strategic Policy 5
New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies.
Field 310346 has not been farmed or utilised since 2000, deemed by local farmers to be unsuitable as arable land and only suitable for infrequent Summer grazing. A soil sample was carried out in 2012 and since then Apple Orphanage has been making measures to improve the soil quality, utilising the better quality soil in the field for apple tree planting and designating the poorer quality to infrastructure.
Apple Orphanage has improved the quality, drainage, windbreak and biodiversity of this land since taking it on in 2011. With these plans for development we are committing to improve upon this work as we grow a viable future for Apple Orphanage and Manx agriculture.
Business Policy 1
The growth of employment opportunities throughout the Island will be encouraged provided that development proposals accord with the policies of this Plan.
The proposed developments allow us to increase production. This will result in the need for additional staff.
The proposed developments facilitate us in growing the Fruit Exchange. As this grows, additional staff will be needed in peak seasons in order to effectively manage the increase in customers.
As the Orchard becomes a more prominent and public part of our business, it is of the utmost importance that we keep it maintained to a high standard. Regular work will need to be carried out, which will create additional employment opportunities.
Strategic Aims
Positive National Identity
Aim: To protect and develop the Island's national identity and ensure that its interests are vigorously promoted, recognised and defended internationally.
Apple Orphanage has become a flagship company in the Manx food and drink industry, advertising and championing the Isle of Man in a number of television programmes, books and blogs that have been seen worldwide.
Our Fruit Exchange has fostered a unique, Manx, community who have come together in their love of growing, local produce, reduction in waste, and the Isle of Man. Our Fruit Exchange is the heart of our business, kindly regarded in the local community and is something we want to expand upon and celebrate.
The Isle of Man is becoming well known for its high quality of produce. We have added to this reputation for Manx produce; our drinks are well known for their excellent quality and honest, local ingredients.
Our experience is continually recognised by the industry and other producers. We have been asked to sit on several panels; Future Farmers (Farmers Guardian, 2015), Future Foodies panel (IsleExpo, 2016), Towards a social enterprise using surplus fruit (Leeds orchards live, 2017).
We have acted as consultants for industry equipment specification in the UK, and have been regularly invited to give talks about our business model and story both locally and in the UK.
Economic Progress
Aim: To pursue manageable and sustainable growth based on a diversified economy.
Over the last six years we've conducted continual market research, critical efficiency studies, assessments of best practices, evaluated and implemented cost-effective mechanisation. We are now confident that with investment and development in the correct, fundamental areas we can dramatically increase production and expand our market share both on and off the Isle of Man.
Since becoming registered employers we have paid all staff at least the Manx living wage and are committed to providing an enriched, supportive, non-discriminatory and inclusive working environment.
Quality Environment
Aim: To protect and improve the quality of the environment.
Our ethos at Apple Orphanage is to produce natural, local drinks, in a manner sustainable to both the economy and the environment.
We have always championed environmentally responsible methodologies (utilising unused local fruit, minimising waste, using reusable or biodegradable materials, composting our spent resources).
We have led and assisted many talks and events that educate about sustainability, organic orchard practice, and have propagated thousands of trees (for both our Orchard and other orchards around the Island).
We have propagated hundreds of native Manx apple trees that have been planted in orchards across the Isle of Man and are committed to ensuring these important heritage varieties survive and thrive.
4.2.1 Strategic Policy 1:
Development should make the best use of resources by: (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards
Field 310346 is an agricultural field previously unused for 10+ years before Apple Orphanage revitalised it; improving soil quality, drainage and biodiversity - planting up an Orchard of Manx and British Heritage Apple trees and accompanying living windreak. We have allocated space for future developments, creating a balance between usable crop land, open space, and safe access.
We have taken into consideration the need for appropriate, functional, biodiverse and sympathetic landscaping since we started agricultural work on this land in 2011 and continue in this vein.
Transport Policy 1
New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes.
The Orchard is located on major bus route $5 \& 6$.
The Orchard is adjacent to the Peel to Kirk Michael railway line.
The Orchard is adjacent to a popular public footpath leading to Gob y Deigan beach.
How do the specific developments of the Orchard's entrance \& trackway align with the Isle of Man Strategic Plan 2016?
Environment Policy 1
The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an overriding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative.
Our plan increases the biodiversity of the area; attributing areas for wildflower sowing and additional native tree planting.
The current access and trackway is poorly designed with limited functionality; the proposed plans will allow for easy access and regular maintenance of the landscape.
The land in question was in a state of disuse and neglect before we started agricultural works, we will expand upon these works. Developments will be sensitive and integrated into the surrounding countryside, creating a long lasting positive addition to the West Coast of the Island.
Environment Policy 2
The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: a) The development would not harm the character and quality of the landscape; or b) The location for the development is essential.
Similar aesthetic and materials to our current, adjacent premises are being used; stamped concrete mimics concrete cobbles outside our current traditional Manx barn; Manx stone walling, sod hedges are in keeping with The Lynague Farm entrance.
Developments improve the character of the landscape in the area and allow for easier regular maintenance, ensuring the quality of the landscape remains high.
The location is essential if we are to continue the business; we have explored off site alternatives and they are unsuitable for our purposes.
General Policy 2
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: h) Provides satisfactory amenity standards itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, serving and manoeuvring space
We are vastly improving ease of access from both directions of the A4 compared to our current site.
Simple but effective signage allows for appropriate acknowledgement of site entrance, for ease and safety of customer navigation.
Convenient and safe access for commercial vehicles, with appropriate swept paths compared to our existing accessway.
Vastly improved visibility splays.
Much safer trackway, which provides an unimpeded two way traffic flow.
Turning area which allows for the safe manoeuvre of customer vehicles and commercial vehicles alike.
18 customer parking spaces (double the number of customers seen at once time in our busiest days in 2019), to allow for growth and ease of use for customers (best utilising the length of the trackway).
Parallel parking to minimise impact on surrounding landscape, trees and orchard, and to facilitate easy re-entry into traffic flow.
Staff parking, for which we have no current provision.
i) Does not have an unacceptable effect on road safety or traffic flows on the local highways
As the Orchard is almost exactly in the same location along the A4 as our current facility, we are generating no additional traffic.
We are vastly improving visibility splays and swept paths compared to our existing accessway, therefore road safety will be much improved.
With greater provision for customer parking, we are negating issues of queues backing out onto the A4 at peak times, therefore improving safety and reducing the possibility for interrupting traffic flow on the highway.
General Policy 8
Within rural areas the display of external advertisements will be permitted only where: (a) they are located on or directly next to the premises to which they relate; (b) they do not detract from the appearance of either the immediate area or the landscape; (c) they are normally constructed of traditional materials unless the nature of the display or location would render such materials inappropriate; (d) any illumination, which will be permitted only where it is essential, is kept to a minimum and is so hooded as to prevent undesirable escape of light; (e) they are located so as not to cause a highway safety hazard; and (f) any illumination will not have an adverse effect on areas of ecological value.
Signage is in-line with traditional \& modern agricultural materials, blending well with the entrance aesthetic, which is sympathetic to the Manx vernacular.
Signage is set back over 11 metres from the road, not causing visual clutter or attracting unnecessary attention.
Signage directly relates to our business, is located directly next to our premises and clearly but inoffensively indicates our location whether driving North or South along the A4 allowing for improved safety for customers attempting to locate us.
Signage is not illuminated.
Strategic Social objectives
To promote improved access to buildings, spaces and services for less able people
A zone dedicated to pedestrian crossing will allow for safe crossing of the trackway in case of traffic movement.
Concreted area will provide an area dedicated to handling Fruit Exchange operations and customer interactions, allowing customers to safely keep away from the movement of traffic on the trackway.
Trackway in Orchard will be a slight, even $6.5 \%$ slope of compacted hardcore: much safer and more accessible for foot traffic than current site (a steep, uneven, loose stone track).
Strategic Policy 5
New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies.
We have carefully and minimally landscaped the trackway and turning area in our plans, only taking land away from the Orchard where necessary to provide safety and accessibility.
This minimal disruption of the Orchard allows for further planting of trees and crops in future.
The new trackway developments will allow for easier maintenance of the Orchard field; so additional trees can be planted, cared for and areas previously difficult to access with vehicles or tools will be improved.
The proposed trackway does not necessitate the removal of any trees covered under the Tree Preservation Act 1993.
We are very proud of Apple Orphanage's unique brand aesthetic; combining the traditional with the contemporary. As former designers, we do not take lightly the responsibility to curate our visual brand in all aspects of the business. As such, we have taken pride in designing our new entrance and surrounding landscape (with the suitable help of reputable and recommended professionals and extensive consultation with representatives from planning and highways). Our development proposal integrates with and will enhance the area of natural beauty we are set within.
Transport Policy 4
The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan.
We are vastly improving on highway safety for existing Apple Orphanage customers as well as general road users compared to the current site entrance on the A4.
Much wider, more accessible dual carriageway entrance for customer and commercial vehicles, with appropriate splays and swept paths.
We have consulted our local haulage partner (Transmann), and have designed all aspects of the development to accommodate the infrequent largest vehicle they use.
Transport Policy 7
The Department will require that in all new development, parking provision must be in accordance with the Department's current standards: "Neighbourhood shops: Spaces for staff, customers, and service vehicles will be required"
Swept paths allow for access and manoeuvring of the infrequent largest commercial vehicle (as confirmed by our haulage partner).
18 parking spaces provided for customers and an additional 3 for staff vehicles (this is double the number of customers seen at once in our busiest days to date).
Relation to Highway strategy
Manual for Manx Roads. Rev 1.03
10.4 Agricultural and Commercial Vehicular Frontage Access
10.4.1 The Department requires that an agricultural and commercial access is surfaced in a bound material over at least the first 6 metres adjacent to the public highway to minimise the risk of loose material being carried onto the highway. 10.4.2 The gradient of an agricultural and commercial access must not be steeper than 5\% (1:20) within at least 6 metres where it adjoins the highway.
10.4.3 If the access is gated, the gates must only open away from the highway onto the private land being accessed. Gates should normally be set back at least 6 metres from the carriageway edge to allow vehicles to pull off the highway in order to open the gates without causing disruption to the flow of traffic.
Contact details
APPLE ORPHANAGE COMPANY LIMITED. GERMAN, ISLE OF MAN, IM5 2AQ Registered in the Isle of Man No. 124074C. Directors:
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Source & Provenance
Official reference
20/00661/B
Source authority
Isle of Man Government Planning & Building Control
