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Design | Management | Construction PLANNING STATEMENT For Rev - issued 25.10.22 A PROPOSED EXTERNAL TERRACE FOR ADDITIONAL SEATING AT THE COAL SHED, PORT ERIN BREAKWATER on behalf of FORAGING VINTNERS
Foraging Vintners was formed on the Isle of Man in 2017 and have been based in the Coal Shed at Port Erin Breakwater ever since.
The Coal Shed is a registered building and the Foraging Vintners winery and tasting room are located in the central part of the structure; this is both a production facility for their non-grape based varieties of sparkling wine, ciders, ginger beer and various other products, but also a popular wine bar and meeting point for the local community and island wide visitors.
In 2016 they received planning permission not only for the minor modifications to the building, but also for an external deck area to provide an outdoor seating area across the access way. This is located on top of the existing Fisherman’s Sheds along Breakwater Road, which are now housing various small and still mainly maritime related uses, and enjoys spectacular views over Port Erin Bay and Milner’s Towers and has proved, for obvious reasons and as illustrated below, extremely popular on summer evenings.
Excel Group Limited Unit 1C, Balderton Court Balthane Ballasalla Isle of Man IM9 2AJ
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Foraging Vintners, as many businesses located along the coast and in the seaside villages, is very much a seasonal business and therefore reliant on making their facilities available to as many people as possible during the warmer period of the year; during the winter months the focus is mainly on the production element of their business.
With the internal seating area very limited in size and no opportunity for expansion of this, they would like to maximise the external seating areas by adding a second deck to the western side of the existing terrace.
The new terrace area would be constructed in the same way the existing deck is formed, with a timber and steel structure added to the roof of the existing Fisherman’s Sheds. The bellow image shows the existing seating area located on 3 modules of Fishermen’s sheds on the left with the area of proposed seating area to the right and the existing stair giving access to the upper-level area in the centre.
The new terrace would be slightly larger than the existing one, stretching over 4 of the sheds below, compared to the existing one which extends over 3 of the sheds.
The terrace area would again be enclosed on 3 sides by a cantilevered glazed balustrade in order to avoid undue visual impact on the existing building and to allow for uninterrupted views towards the bay. A timber bench creates a barrier between the access driveway, other than in a ca 2.5m wide stepped opening which allows access to the seating area.
The layout of the new terrace would mirror the existing one, keeping the stepped access directly adjacent to the stair and as close as possible to the Foraging Vintners serving door.
The plan layout below illustrates this arrangement.
The seating would be formed from timber, again in a very similar way to the existing terrace which can be seen in the below image, it would include 5 fixed bench and seat elements rather than 4.
The main purpose of the additional terrace is to provide more seating area for the busy summer days and therefore to avoid people mingling or waiting for a table in the access way which is also used by the two other occupants of The Coal Shed, the local Coastguard Station and the storage space for 7th Wave, and which is to be kept clear.
The area which is intended for people to cross is kept to the current crossing point, close to the existing set of steps which facilitate pedestrian movement from the lower highway up to the building, indicating that pedestrian movement along the lane has always existed.
The internal bar and serving area of Foraging Vintners would not be increased and the capacity as such will remain unchanged, the intention would be to add additional internal WCs to improve customer facilities in due course.
No additional deliveries are expected, but these would be undertaken outside of opening hours and therefore not interfere with customers or the public using this area.
Visitors are not able to park at the upper level and any increase in traffic would be limited to the lower Breakwater Access Road, but many visitors are enjoying a walk along the beach promenade area on their way to Foraging Vintners and no issues with traffic are anticpated.
The site lies within an area designated on the Area Plan for the South as "Harbour Area" and is within the extent of the proposed Conservation Area prescribed in that document. Port Erin harbour is referred to as a ‘leisure port’ in the Area Plan for the South and is an attraction to visitors with specific reference to sailing, fishing and diving – but the local gastronomy has also proved to be a major point of interest.
Foraging Vintners are ambassadors and a flagship business for the local economy and their winery on the Breakwater and the pop up at the Cosy Nook, which they have been able to operate for the last 2 years, are a draw for visitors to Port Erin.
Port Erin Commissioners have indicated that they support the application in principle and the Department of Infrastructure who own the Coal Shed and the adjacent areas have also indicated their agreement.
As is illustrated by the existing deck, the visual impact of the outside seating area is minimal as the enclosure is entirely glazed and kept to a low level.
The economic benefit for both the operator and the local area are however substantial and we hope these views are shared with planning department and the local residents and business owners alike.
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