Summary COSY NOOK, PORT ERIN, TEMPORARY EVENTS SPACE & BEACH BAR
SUPPORTING INFORMATION FOR PLANNING APPLICATION ________________________________________________________________________________________________
Date 7th of December 2023 ________________________________________________________________________________________________
INTRODUCTION
The Applicants for this application, Foraging Vintners and Noa Bakehouse, have been selected by Port Erin Commissioners as the tenants for the next lease period and would like to apply for a continuation of the temporary events area for a beach bar and café use at the Cosy Nook Building in Port Erin.
A very similar application was submitted in March 2021 and approved by the Planning Committee in May 2021 (21/00352/B) which gave Foraging Vintners and Noa Bakehouse, with support from the Commissioners, the opportunity to establish their beach café & bar in the courtyard and beach front area around the Cosy Nook with the existing building used for storage and servery functions only.
The first season proved an immediate success and drew many visitors to the Cosy Nook and in the past 3 years, FV at the Cosy Nook has been open 7 days a week, weather permitting, from mid-April to late September from midday onward with the Noa Bakehouse Café team joining them 5 days a week opening from 10am until mid-afternoon.
The combination of café and licenced bar, with various food franchises added in as pop ups for periods of times, has welcomed a varied groups of visitors and estimates show that in the summer season 2023 alone, approximately 30,000 visitors have come to the Cosy Nook. Many of them will have been regular customers and local to Port Erin and the South of the island, but equally as many will have been visitors from the rest of the island or further afield, bringing much needed visitors to many of the other businesses in Port Erin. Records also illustrate that many of the visitors are coming by local transport, with a high number of guests arriving shortly after the arrival of the steam train during the summer holidays an indication that local transport and the heritage rail line will also have benefited from this additional draw to village.
In October 2023 Foraging Vintners and Noa Bakehouse were selected by Port Erin Commissioners as their preferred lease holders for the next lease period for the Cosy Nook which is for a further 3 years with the option of a continuation, by mutual agreement, for an additional 2 years.
They very much look forward to continuing this collaboration and to provide a similar, but improved service and offering for the local and wider community in the coming years and ideally, the planning and change of use permission would be back to back with this maximum 5 year period.
01. Context
01.01 The Planning Statement provided by Sarah Corlett Town Planning Consultancy and submitted with this application provides further information on the existing building and its context, as well as its planning history and policy aspects. It also includes images of the currently existing building as well historic maps.
01.02 The site of the Cosy Nook Café is owned by Port Erin Commissioners, the beach area is owned by the Isle of Man Government, but leased by Port Erin Commissioners.
01.03 It should be noted that since the last planning application, the Cosy Nook building has been confirmed as registered (the appeal was in progress at the time of the last submission) and some internal repair and maintenance works are currently undertaken by the commissioners.
01.04 A site review was held with the Assistant Registered Buildings Officer on site on the 1st of November 2023 to discuss the proposals and establish the elements for which Registered Building Consent is required. The application for this will be submitted in parallel with the Change of use / Planning application.
02. Proposed Interventions
02.01 As with the last application, the applicant proposes to use the courtyard area of the existing Cosy Nook Cafe as a temporary beach bar & café and events space, as was the case for the last 3 years.
02.02 They do however wish to extend the use period, which was previously limited to the summer months only, to give them the opportunity also hold some events during the winter months and make further improvements to allow for improved and more attractive facilities which are outlined in more detail below.
2.1 Continuation of the outlined Area of Beach to be used for Class 1.3 uses
2.1.1 As with the previous application, part of the beach area will include seating for guests to enjoy their coffees of drink sin a beach bar type setting.
2.1.2 This set up is illustrated on drawing 2302-PL-003 which shows the proposed plan layout. Seating would be limited to be within the site boundary indicated on the above drawing and a demarcation line would be set up in line with licensing agreements.
2.1.3 The beach area, which is under separate ownership by the Isle of Man Government but under a lease agreement would, during operating hours of the beach café & bar, not be available for public use and the planning application includes the temporary change of use of the beach area.
2.2 Adjustments to Decking Area
2.2.1 The previously approved timber decking area, which was introduced to assist with the various level changes to the north of the courtyard and with timber steps provides direct access to the beach area, is proposed to remain in pace with minor modifications to allow access to the front room of the existing Cosy Nook Building (refer to item 2.5 below).
2.3 Installation of a more robust Marquee / Tent Structure
2.3.1 The previous application included for a temporary marquee to provide some sheltered space, which has been beneficial and well used, but the lightweight structure has proved a challenge in windy conditions and the intention would be to have a more wind-resistant stretch tent would not only look better, but would also provide more shelter in wet and windy weather for customer seating and additional pop-up serveries
2.3.2 The proposed stretch tent structure would incorporate steel posts, set into pockets in the ground for stability, to support a fabric stretch cover, fixed to the 8 number of steel posts as is illustrated in the drawings. The intention would again be to remove the stretch cover and post during the winter months or when required during storm periods, but the hope is that a more durable structure will allow for an extended season. The tent would be open sided to comply with fire regulations for licensing purposes, but with loose vertical covers for additional wind and rain protection at times. Discreet, low-level lighting and heat lamps would potentially also be included to make the space more attractive at evening times.
2.3.3 The proposed tent structure would be slightly larger than the lightweight Syracuse utilised to date (approx. 10.5m x 6m, compared to 8m x 6m previously approved) to allow it to also covered the service entrance and the servery area as well as some improved seating and temporary benching along the existing wall structure towards the back of the courtyard. The tent structure would again be an off white colour and details will be developed with a specialist supplier.
2.3.4 The tent would, as was the case in the last application, include some sheltered seating with most of the seating being located outside at both courtyard and beach level. Furniture layouts shown on the drawings are indicative only and may vary for different events.
2.3.5 It is noted on the drawings that at this stage the tent structure shown is indicative and subject to close out of final details with the selected supplier. The maximum height and plan areas are expected to remain the same, but the number and locations of columns could vary depending on specific supplier’s requirements and recommendations with regards to supports and wind uplift. The preference would be for this item to be conditioned and further details can then be supplied to clear an appropriately worded condition.
2.4 Minor alterations to the existing WC Block
2.4.1 The existing WC block would generally remain as it is, but with minor modifications to the entrance situation: while access to the male and female areas is currently split by a central dividing wall, the proposal is for the central blockwork wall to be removed and both male and female users entering form the west which will provide better separation from the tent / seating area and for an improved seating layout. The existing wall would then be extended towards the retaining wall along the hillside to create a small, concealed storage area to the back of the WC block.
2.4.2 It should be noted that neither the servery, nor the courtyard or WC areas for part of the registered building and minor modifications therefore do not require registered building consent.
2.5 Improved Bin Storage Facilities
2.5.1 Currently, large wheely bins sit in the area in front of the WC block, making the entrance area unsightly and with bins not locked, they remain open to abuse by other users (and unfortunately attractive to seagulls).
2.5.2 The preference is for a small enclosed and lockable bin store area to be incorporated which would be located to the south of the WC block for ease of access and would be formed as a timber structure with a sloped green sedum roof to conceal it from above.
2.5.3 As this area is currently part of the public highway, this is subject to a separate Section 78 Application to Place Items on the Public highway, which will be submitted in parallel. The fallback is for the bins to remain located within the curtilage of the building in the courtyard area next to the WC block.
2.6 The Use of Internal ‘Front Room’
2.6.1 The beach facing room in the existing building has to date only been used for storage purposes, but the applicant sees this room as an opportunity to create some useable internal space which would only require minimal improvements and modifications.
2.6.2 With small adjustments to the current timber deck, this room could be made accessible from the outside and with the room above closed entirely off and some repairs to the ceiling, there should be no risk to visitors.
2.6.3 Minor maintenance and repair works are currently being undertaken by Port Erin Commissioners. This includes the removal of the cement render form the external walls and repointing with lime mortar, which will give the existing Manx stone walls the opportunity to dry out and remain intact for the future.
2.6.4 The walls would then be painted annually with a breathable paint in an off white colour, in keeping with the exterior of the building. Windows and doors would also be rubbed down and repainted where necessary.
2.6.5 The flooring in this area is a cement screed, the proposals would be for durable grey sandstone paving to be added which would provide a robust finish and again be in keeping with the existing building.
2.6.6 With some electrical modification and new lighting which would all be located at high level for flood protection, and simple but attractive furniture, this room could then provide indoor space for up to 16 guests which would provide the opportunity for a different seating environment during periods of inclement weather, but also for a number of other possible uses, such as pop up dinners and private functions as well as a space for hire for community events, for local youth or heritage groups etc for a modest booking fee.
2.6.7 The proposals for this room are illustrated on drawing 2302-PL-006 and subject to a separate registered building Application which will be submitted in parallel.
2.6.8 It should again be noted that none of the temporary structures (stretch tent, decking or steps) would not be physically attached to the registered Cosy Nook building and none of them would affect the external appearance of the building or cause any damage to the existing walls or in any way compromise the listed structure.
03. Other Aspects
03.01 Impact on Neighbouring Buildings As highlighted above, the only impact on the neighbouring buildings on Shore Road would be a slightly increased footfall, similar to the amount which was created by the use of the building in the past 3 years. Opening hours will be agreed as part of the licensing approval process. Lighting will be kept to the minimum required for the safety of customers during opening hours only and there will be no light pollution for adjacent properties.
03.02 Highways No changes are proposed to access arrangements or the existing public parking areas. Deliveries would be arranged to be via the same access routes, but managed to ensure that any overlap between pedestrians and deliveries and any impact on the slipway area is minimised.
03.03 Flood Risk As noted in the Planning Statement , the site is located in an area identified in the Indicative Flood Maps for Port Erin as an area with a high risk of tidal flooding.
03.03.1 The Mean High Water line approx. 30m to the west of the wall which separates the Courtyard area from the beach and flood maps indicate that the courtyard area lies within a 1 :200 year flood zone and could be affected by exceptionally high tides or storm surge conditions.
03.03.2 Flooding does occasionally occur during winter time, and the applicant and it’s tenant are well aware of the impact this can have on the building and the courtyard area.
03.03.3 The beach bar and café would only be open in good weather and remain closed if there is any risk of very windy conditions or rough seas. Should a weather warning with particular risks be issued, the applicant and operator would secure or remove any items which may be at risk and ensure the facility would remain closed to the public as such times.
03.03.4 The operators have taken the same precautions in the previous lease period and they already operate a venue in Port Erin Bay and is subject to the same measures.
03.03.5 Similarly, the front part of the existing Cosy Nook Building has been subject to flooding in the past and again the applicants are aware of this risk. All electrical items would be kept at above 1m in height to avoid damage and impact and the finishes would be robust and easily cleanable should damage occur.
The map on the right illustrates the location of the building in the context of the local Flooding Map.
04. Summary
04.01 We believe that the activities in the area of the Cosy Nook building, spearheaded by Foraging Vintners and Noa Bakehouse in the past 4 seasons, have been beneficial to Port Erin and have attracted other equally beneficial investment and uses, such as the Port Erin Beach Hut and the mobile sauna which have all been welcomed by the community. Allowing these to continue for the foreseeable future will ensure that the registered building and its surrounding area remains in use and is maintained and looked after while a more permanent way forward is being considered.
04.02 As outlined in the Planning Statement, we believe that the proposals represent a significant and beneficial investment in the village and will support its attraction for visitors for longer periods throughout the year, which will bring benefits to other businesses within the village.
04.03 Should the Commissioners wish to progress more permanent plans for the Cosy Nook after the end of the three years, the lease could be terminated, but ideally the planning application is not limited to the three-year period to allow the use to continue until the end of the agreed lease. It is again noted that all proposed interventions are reversible and do not impact on the registered building or its future use.
APPENDIX A: LIST OF DRAWINGS SUBMITTED Drawing Number Drawing Title Scale Issue Date
2023-PL-001 Rev - Site Plan 1:2000 @ A3 07.12.2023
2023-PL-002 Rev - Location Plan 1:1500 @ A3 07.12.2023
2023-PL-003 Rev - Proposed Plan Layout 1:100 @ A2 07.12.2023
