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Application No.: 25/90859/B Applicant: Bushy's Brewery Proposal: Erection of replacement portal frame storage building Site Address: Bushys Brewery Mount Murray Douglas Isle Of Man IM4 1JE Senior Planning Officer: Jason Singleton Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 21.10.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
The planning application would be an acceptable form of development which would be visually acceptable and would not harm the use and enjoyment of neighbouring properties which would comply with STp1a & 5, Gp2, Ep1, Ep22 of the Isle of Man Strategic Plan 2016
This decision relates to drawings and supporting information submitted on 17th September 2025, referenced; 1,2,3,4,5.
_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Braddan Commissioners - No Objection
_________________________________________________________________ Officer’s Report
THIS APPLIATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PROPOSALS COULD BE SEEN TO BE CONTRARY TO THE DEVELOMENT PLAN
1.0 THE SITE - 1.1 The application site is the curtilage of Bushys Brewery and storage yard as delineated by the red line boundary on the Location Plan. The site sits to the rear of the Forge Restaurant off the A5 highway and consists of one large, detached building, a Manx stone outbuilding and an open sided storage shed with a curved roof which houses three containers and general storage of pallets and kegs in associated with the brewery located in the larger of the buildings. Around the site are several Portakabin type structurers and containers. - 1.2 Access to the site is off the A5 Highway that connects Douglas to Castletown and also serves the Forge Restaurant to the North of the site. - 1.3 The existing storage 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.
2.0 THE PROPOSAL - 2.1 Proposed is the demolition of the existing storage building, the removal of the containers within and in its place the erection of replacement portal frame building cladded with Green plastisol coated profiled sheet to the walls and roof with the lower half of the walls being blockwork and rendered . The use of this new building is for the storage in conjunction with the brewery. - 2.2 The overall footprint would overlap the existing and measure 8.7m wide x 18.8m long and 6.6m high to the ridge. The concrete wall would be to a height of 2.4m high. - 2.3 The west elevation (front) would have a 4.5m high roller shutter doorway and inset pedestrian width door. A secondary pedestrian doorway is located within the North (side) elevation. - 2.4 The applicant notes; "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".
3.0 PLANNING POLICY - 3.1 The application site is identified on the Area Plan for the East on;
3.2 The site is noted in TAPE written statement for;
5 Design and visual impact Spatial Policy; 5 Building in defined settlements or GP3 General Policy
Business Policy 1 Growth of employment opportunities
Environment Policy 1 Protection of the countryside 22 Protection of the wider environment and properties through nuisances 24 Environmental Impact Assessment (EIA ) (Brewing and Malting)
4.1 The previous approved planning applications listed below are deemed relevant to this application;
90/00512/A - Approval in principle for installation of gas storage tank, Bushys Brewery, Millholme, Mount Murray.
90/00324/B - Conversion of farm building to brewery, Millholme, Mount Murray, Braddan. 88/00978/A - Approval in principle to creation of leisure/craft centre, Brewery, Pub & Restaurant, Mill Holme, Mount Murray, Braddan.
5.1 Braddan Commissioners do not object (30/09/25)
5.2 Highways Services - No comment at the time of writing. - 6.0 ASSESSMENT The fundamental issues to consider in the assessment of this planning application are;
6.1 Whilst the land is not zoned for development on TAPE and is not within a defined settlement, no such exception under Gp3 would exist for a replacement storage building in the
countryside. Whilst GP3c allows for previously developed land and existing buildings, these must be redundant from use and as this "building" and its containers are still in use and fundamental to the business use, the level of redundancy cannot be demonstrated and the proposals could be viewed as being contrary to the development plan and Gp3c policy narrative.
6.2 However, the planning history noted above that dates back to the late 80's and early 90's demonstrates the existing buildings and its use has been in continuous operation for many years as a brewery and this is not contested. This is further reflected in the appearance of the current building that is of an age that is showing wear and in poor conditions but still functional. Furthermore the arial imagery over the years clearly shows these structurers in place and evidence of activity on site across the years.
6.3 As this proposal is a for a replacement building on the existing footprint, to provide a more appropriate enclosed storage building associated with an existing and long established business use, significant material weight is given to Strategic Policy 1(a) for optimising previously development land. - 6.4 Furthermore, the proposed improvement and investment into the site could be seen to enhance their visual impact and improve the functionality of the buildings operation with the opportunity for secure storage which could indirectly help to facilitate more employment opportunities that would align with BP1.
6.5 The proposal would initially see the demolition of an existing canopy structure which houses a series of containers on a concrete hardstanding underneath which is used for storage. All of which is currently open to the elements. Following demolition and in its place overlapping the footprint is the erection of a new building. The site is well screened from the Highway by mature registered tree groups and is approx. 100m from the public highway to the north and is set at a much lower level that the highway. Equally the storage shed is further screened by the massing of the larger building (brewery) to the north. As such there are no public views of the proposed building from the highway (A5) to the north. - 6.6 Turning to the proposed replacement building, they are of a size and scale that would make effective use of the site area which effectively overlaps an existing footprint which helps retain manoeuvrability around the site and doesn't impede on access to the main larger building. - 6.7 The design would also echo the existing proportions and forms of the larger building (brewery) and the level of finish, material selection and colourings would ensure the proposals would be read in conjunction with the same business use and reflective of the rural area surrounding given its green colour and semi-industrial appearance which would be appropriate for this site. This approach would result in improvements to the landscape of this site and would be seen to align with STP5 for is design and visual impact upon the wider area. Equally the proposals is not considered to adversely affect the countryside outside of this site and would accord with EP1. - 6.8 Considering the visual impact of the proposals noted above, the level and scale of development proposed within this planning application are considered to be acceptable to suit a specific purpose for improving the general appearance of the site and this new building for storage would reflect the current use as a brewery. As such this aspect of the proposal is deemed acceptable in accordance with GP2b&c.
6.9 Within the rural setting of buildings here, the proposal would not be considered to have any adverse impact on the use of the nearest neighbouring property (The forge restaurant)
through any statutory nuisance or from any aspects of the built development and would be seen to be in compliance with GP2g and Ep22.
6.10 Considering the merits of the proposals, access to and from the site from the highway, as well as parking and manoeuvrability within the site. As the proposals are for a replacement storage building, it is considered there would be no adverse impact upon highway safety for users of the site and would further align with the principles of Gp2 h&i.
6.11 The building opposite the application site is currently used as a brewery, EP 24 and, Appendix 5, indicates proposals for breweries and malting processes must be accompanied by an EIA. As the wider site has an extant approval as a brewery (as noted in the planning history) and noting this proposal is for an ancillary storage building to replace an existing storage facility where the proposed floor plans do not indicate any brewing or malting activity taking place within. Therefore it is not considered that an EIA is required in this case. A condition could be attached to ensure the permitted use of the replacement building in confined to storage in association with the brewery opposite this new building.
7.1 For the above reasons, it is concluded that the planning application would be an acceptable form of development which would be visually acceptable and would not harm the use and enjoyment of neighbouring properties which would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. - 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to:
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
in making this decision the Committee has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made: Permitted Date: 27.10.2025 Signed : Mr Jason Singleton Presenting Officer
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