Planning Statement

Planning Statement In Support Of An Application For Change Of Use Of Existing Industrial Unit (Class 2.3 ) To Industrial Unit (Class 2.3) And Indoor Recreation Facility With Ancillary Offices (Class 4.4) And Parking, The Former Panelcraft Building, Unit 16, Carr’S Lane, Tromode, Onchan

Sarah Corlett Town Planning Consultancy Ltd 1 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 1.0 INTRODUCTION
• 1.1 Unit 16, within the Tromode Industrial Estate, is an existing building with a footprint of approximately 58m by 20m. The building sits at the northern end of the estate, backing onto the reservoir and with the River Glass running southwards to the west.
• 1.2 To the east of the site, separated by established trees is part of the Ballanard Woods residential development - a development of mainly low density housing in parkland which

Sarah Corlett Town Planning Consultancy Ltd 2 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

has been partly implemented although there are currently no houses existing immediately adjacent to the industrial estate at this point.

• 1.3 To the south of the site are other industrial buildings used for a variety of purposes including a number of software and computer repair and maintenance companies, car repairs, plumbers, office designers and cleaning facilities.
• 1.4 The former Panelcraft building is one large workshop space with a small mezzanine level at the western end which accommodates office and mess space but had permission for being internally subdivided into two industrial units and is the subject of a current application for internal subdivision into 9 units each between 107 sq m and 202 sq m in area with no mezzanine level. It is intended that this application runs concurrently with this proposed application.
• 1.5 The building has been marketed for rental for some time without success and is currently used on short term bases for storage. The mezzanine and offices are not currently being used.

Sarah Corlett Town Planning Consultancy Ltd 3 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

Sarah Corlett Town Planning Consultancy Ltd 4 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

1.5 There are currently around 45 car parking spaces associated with the whole building.

Sarah Corlett Town Planning Consultancy Ltd 5 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 1.6 At the time of the site visit (16.04.25 at 1200hrs) there was only one vehicle parked in the spaces alongside unit 18 (spaces which belong with the application building) and there were four vehicles parked in the spaces to the south east of the application building which are allocated to unit 18. The spaces around and allocated to the other part of the application building, currently used by Phil Shaw Vehicles Sales was fully occupied.
• 1.7 The applicant has undertaken a parking survey of the spaces within the site as well as other spaces which the applicant has been advised are overspill spaces within the estate. This is shown on the map and survey table submitted with the application.
• 1.8 The building is two storey although currently only a small part of it accommodates first floor accommodation the form of a small mezzanine level.
• 1.9 The building is symmetrical with a frontage which has a central glazed pedestrian entrance with a large roller shutter door on each site allowing larger vehicles to access the building. The structure is mostly formed in brown cladding with a brick lower section up to window head height and a brown sheeted roof with green gutters and brown downpipes and green framed windows and glazing.
• 1.10 The part of the building which is proposed to be converted to a new use represents a floor area of around 800 sq m including the office and toilet space with the mezzanine adding a further 70 sq m approximately.

Sarah Corlett Town Planning Consultancy Ltd 6 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 2.0 THE PROPOSAL
• 2.1 Proposed is the conversion of part of the overall building to an indoor recreation facility specifically for cricket practice, with four netted lanes for a training and coaching facility with the remaining three bays retained as industrial use (presently occupied by a car sales and repair facility).
• 2.2 Currently, there are facilities which can be hired for cricket at the various schools, King William’s College and the National Sports Centre but are subject to availability and are obviously competing with other sports at key times of the day and week. They also take time to set up and put away and are often multi use so not as specialist as the Isle of Man Cricket Association would require. For example, to replicate the bounce of a cricket ball on an indoor surface is difficult to achieve with temporary matting. Cricket is not a fast game, and finding availability in existing facilities is not always easy.
• 2.3 Many of the cricket clubs on the Island also have similar outdoor facilities but these are not always usable in periods of inclement weather or when the pitches are wet.
• 2.4 The intended typical users of the proposed recreation space will be members of the Isle of Man cricket community, but the intention is that this facility will significantly increase the potential number of players. Cricket is a technical sport, and providing easy access will remove much of the intimidation factor and encourage social or casual players and newcomers to engage with the sport, and provide an accessible introduction to the sport without the pressure of attending a club where there are established players practising.
• 2.5 With regard to usage, lane occupancy is typically capped at a maximum of 8 players per lane, so in the highest activity time participation could theoretically get as high as 32 with perhaps, another 8 waiting for their session and perhaps rotate in to play occasionally.
• 2.6 The proposed meeting room is envisaged as being used by the players in the session. It is most unlikely and not anticipated that 20 players would be having a meeting in the meeting room, whilst all the nets are in use. It is not envisaged to have catering facilities although water and possibly a vending machine and/or kettle may be available for users of the building.

Sarah Corlett Town Planning Consultancy Ltd 7 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 2.7 Younger players will largely be dropped off by parents or carers or may walk to the site if coming after school. As you would expect, many of the programmes run by the IOMCA are aimed at children.
• 2.8 When the facilities are used by adults, it’s unlikely, considering present usage of other cricket club facilities, that the centre would be at full capacity (with adults only). Cronkbourne Cricket Club, for example, certainly never have practice sessions where 30 players attend. It is usually nearer to 20 persons at any one time.
• 2.9 The activities presently run at the NSC generate at the most, 24 people and this amount has only been achieved once: the average is around 18. Many players play other sports and the need to fit in around other sports at the various venues means that not everyone can attend at the same time so having a dedicated facility which is available at many more times will lead to more practice and quite likely smaller numbers practising at any one time.
• 2.10 Current junior sessions at the NSC has 20 players signed up but rarely is there full attendance and most of these are dropped off and collected.
• 2.11 The cricketing area will consist of 4 practice lanes similar to those shown below, which can also be opened up into a larger, more open area by moving the internal nets that will run on rails.

Sarah Corlett Town Planning Consultancy Ltd 8 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 2.12 The primary use of the lanes will be for practice – individuals or clubs hiring a lane/ lanes and practising. Occasionally the larger space will be opened up and either group lessons are run, or small ‘Action Cricket’ games are played. For example, Cricstart is a very successful programme for young children getting into cricket run by the IOMCA, and having a facility to base some of these lessons in would be extremely useful. The image above is a similar facility elsewhere in the UK.
• 2.13 Some of the practice sessions above will include coaches, and sometimes it is purely practice by players themselves, where cricketers have hired the space (much like hiring a court at the NSC for a different sport).
• 2.14 The viewing gallery is included because it’s already there within the building rather than something specifically designed to be included. It could be a useful facility but not one which will generate visitors in itself.
• 2.15 The office space will be very low usage (2 people), and would operate during normal working hours. This is partly because the office space is already there, and it also makes sense to have the Isle of Man Cricket Association located here. Much of the work done in the offices will be running the centre, and the various programmes in the centre, but some will also relate to the other activities of the cricket association – managing the leagues, arranging national team representation at several events per year, etc. This could be done from the offices.
• 2.16 Currently, the IOMCA has 2 full-time staff. The larger boardroom shown in the drawing is to facilitate larger meetings. As with all sports, not all coaching and development is on the field, and this caters for that, as well as various committee and management meetings.
• 2.17 The site has available to it, 26 parking spaces with bicycle parking proposed around the side although in most cases, visitors bringing their own cricket gear with them, would be unable to do so if coming by bicycle. The applicant is discussing with Manx Utilities the possibility of having EV charging facilities installed although as the time spent on site is relatively low for most users the benefit of this compared with the cost might be unfavourable. Similarly, as the period of attendance is low and exertion levels are not particularly high, there is no particular need for showers or changing rooms as players tend to arrive ready to play and go home straight afterward.

Sarah Corlett Town Planning Consultancy Ltd 9 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 2.18 The site is likely to be used most intensively outside working hours, at the weekend and during school holidays when the users are likely to be mostly children and therefore dropped off and collected. The times of use are not likely to coincide with the highest levels of use of the adjacent units and as such there may well be some further parking available within the vicinity at peak times.
• 2.19 In addition to the 26 spaces within the site, the applicant will also have use for a further 34 spaces to the east of the car parking area and to the rear of unit 17 during off peak times

• after 1730hrs weekdays and over weekends.

• 2.20 The building is not to be altered externally other than for the potential replacement of the existing signage, subject to a future application under the Advertisements Regulations.

Sarah Corlett Town Planning Consultancy Ltd 10 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 3.0 PLANNING HISTORY
• 3.1 The building was permitted under the following applications:

01/00708/B - erection of industrial unit for car insurance repair centre - permitted

01/02476/B - Amendments to approved vehicle repair centre including installation of spray booths - permitted

• 18/00108/B - conversion of building into two units including new offices and welfare facilities, new pedestrian entrance door and new fire escape door - permitted.

• 24/91073/C proposed the change of use from Class 2.3 (Industrial) to 4.4 (Assembly and Leisure) to create a family play facility. This application was withdrawn prior to a decision being taken. The Highway Services Division Of Department For Infrastructure commented on the application but the applicant provided further information relating to cycle parking and changing rooms and for an accessibility audit to be implemented prior to first occupation and retained thereafter and the Highway Services Division of Department for Infrastructure removed their objection. This scheme showed 50 parking spaces including two larger spaces for EV charging/users with disabilities and applied to the whole building and site.
• 25/90230/B proposed the division of the building into 9 industrial units and alterations to the building including the removal of the glazed entrance feature and is awaiting determination.

• 3.2 The first two applications have been implemented.
• 3.3 There have been other applications permitted for use of industrial premises for leisure or recreation or other non industrial facilities:

21/00222/C - change of use from light industrial to fitness studio/gym, unit 27/28, Gladstone Park, Ramsey

• 19/01075/C - change of use to a martial arts studio, Unit 4, Hills Meadow, Douglas

19/00118/B - change of use from industrial to indoor skate park, unit 3, Clucas Estate, Carrs Lane, Tromode. This building has a gross floor area of 396 sq m and the site has 14 parking spaces available to it.

Sarah Corlett Town Planning Consultancy Ltd 11 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

19/00018/C - conversion of existing building to create indoor recreation facility, Unit C Balderton Court, Ballasalla 16/00954/C - change of use from offices to an osteopathy clinic, Unit 1, Premier House, Carrs Lane, Tromode 11/00845/C - change of use of unit to an indoor climbing facility, Unit 4B Middle River, Douglas 10/01179/C - use of unit as a fitness centre, Balthane, Ballasalla

Sarah Corlett Town Planning Consultancy Ltd 12 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 4.0 PLANNING POLICY

Area Plan for the East

• 4.1 The site lies within an area designated on the Area Plan for the East (2020) as Predominantly Industrial with the trees to the east identified as Open Space (which may be for a particular purpose).
• 4.2 The bank alongside the river and the area immediately to the north of the building is shown on the Environmental Constraints map accompanying the Area Plan, as a Wildlife Site (red line below left). This is shown more clearly (in yellow) on the Island Environment mapping (below right). The orange colouration denoted Registered Trees. Neither the building itself nor the site is not shown as being subject to any Environmental Constraint.

Sarah Corlett Town Planning Consultancy Ltd 13 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 4.3 The site, is outside the area shown on the Infrastructural Constraints map accompanying the Area Plan, as within the 2016 Flood Risk Study Area. Other areas further south in the estate are shown as within this zone.
• 4.4 This study reported flood incidents at Tromode in 2015 and made recommendations in this respect, including potential flood defences. The current wall is understood to have been introduced in 2023 as part of the Douglas flood alleviation programme 2018/19).

Sarah Corlett Town Planning Consultancy Ltd 14 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

Isle of Man Strategic Plan 2016 4.5 This is a largely non geographic policy document which is applicable to all development on the Island. Development is generally expected to be is consistent with the land use designation of the site is subject to 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;

Sarah Corlett Town Planning Consultancy Ltd 15 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption.

• 4.6 There are further policies which build upon some of these criteria. Development is expected to provide sufficient car parking for the intended development or use (General Policy 2 and Transport Policy 7): Assembly and Leisure uses are expected to have one space per 15 sq m of floorspace. The highway network must be capable of accepting any resulting change (General Policy 2 and Transport Policy 4). Development which would be at risk of flooding or which would increase flood risk elsewhere is presumed against (Environment Policies 10 and 13).
• 4.7 Environment Policy 22: Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of:

• i) pollution of sea, surface water or groundwater;
• ii) emissions of airborne pollutants; and
• iii) vibration, odour, noise or light pollution.

• 4.8 Recreation and leisure are acknowledged in the Strategic Plan as being important. The opening paragraphs of the Sport, Recreation, Open Space and Community Facilities Chapter starts:

“10.1.1 The quality of life on the Island and the quality of our environment are improved by attractive open space and by facilities for recreation and other community purposes. This chapter sets out policies which combine to form a land-

Sarah Corlett Town Planning Consultancy Ltd 16 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

use planning framework for the provision, protection and enhancement of such space and facilities.”

• 4.9 Furthermore,

“10.2.1 The Sport and Recreation Strategy 2002-2012 – “Planning for Sport” sets out a vision for the continued development and growth of sport on the Island and the benefits that this will bring. The Island is fortunate in that over the recent years a network of sporting facilities has been provided across the Island. The Sport and Recreation Strategy envisages improving on these both in terms of sport development and, as appropriate, new facilities.”

• 4.10 There are policies which presume against the loss of Open Space or a recreation facility that is or has the potential to be, of recreational or amenity value to the community (Recreation Policy 2).

Sarah Corlett Town Planning Consultancy Ltd 17 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 5.0 PLANNING IMPACT
• 5.1 There will be no physical changes to the existing building so in visual terms there will be no impact from the proposed change of use of the building.
• 5.2 There will however be changes to the nature of traffic coming to and going from the building in terms of the numbers of people coming to and going from the site and the times at which they will do this.
• 5.3 None of these changes will affect the adjacent ecological sites nor be at any unacceptable risk of flooding.
• 5.4 The proposed facility will provide 26 parking spaces with access to a further 34 after 1730hrs and over weekends. The Strategic Plan would require approximately 55 spaces using the ratio of 1 space per 15 sq m of floorspace. However as is clear from the other examples of permitted leisure and recreation floorspace, this ratio has not been applied and a more practical interrogation of how many people are actually likely in practice to attend the site has been considered. As an example, the NSC building alone has a footprint (not floor area - there are two floors of accommodation in some areas) of 8,377 sq m, not including the sports pitches, and has nowhere near the 558 spaces which the Strategic Plan would require.
• 5.5 In this case, there will be four lanes for practice which each will accommodate between one and a maximum of eight persons at any one time. When these persons are children, it is highly likely that they will be dropped off and picked up so with vehicles coming and going within a very short space of time and not requiring car parking during their session. Senior players are more likely to come by car. In many cases the players will share transport if practising together. These sessions are most frequently to be held outside normal working hours, other than in periods of school holidays and at these times, the additional parking spaces would be available in addition to the 26 spaces on site and at these times the two office staff are not likely to be on site.
• 5.6 The parking survey undertaken by the applicants have revealed that almost none of the parking spaces allocated to the proposed sports facility within the site was occupied and in addition, there were always between 24 and 34 spaces free in the overflow area. These surveys were undertaken over a ten day period (16.04.25 - 26.04.25) which deliberately included Easter School holidays, public holidays, weekends as well as ordinary working

Sarah Corlett Town Planning Consultancy Ltd 18 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

days to give a true reflection of parking space usage when the proposed facility is likely to be used.

• 5.7 Due to the nature of the proposed recreational facilities, finding a building which is suited to the activities - the length and width and height of the available space, accessibility for all users with adequate car parking and toilet facilities - is not straightforward and as has been the case with other recreation and leisure uses, industrial estates are most likely to be able to meet these requirements.
• 5.8 Tromode Industrial Estate contains little in the way of heavy industry and as such has limited, if any large vehicle movements making it a pleasant and safe place for vehicles and pedestrians to use. It is also well sited in respect of proximity to the largest concentration of population and employment making it a sustainable location where people could easily walk or cycle to and from, particularly after work or school.
• 5.9 We would submit that the site accommodates sufficient car parking spaces to provide for those who will require spaces and with, in very close proximity, a number of overspill spaces which will result in the proposed use not creating any highway safety or capacity issues.
• 5.10 Cricket is a burgeoning sport on the Island, is well organised and attracts players and officials from a wide range of ages and backgrounds and also involves both male and female players. The amount of dedicated facilities is limited and this proposal will enable the national association to provide purpose built facilities which allow the local players to improve and to encourage more people to take up this sport in a safe and appropriate environment.
• 5.11 We believe that the proposal satisfies all of the relevant planning policies and will support the Government’s Strategy for Sport which commits to creating accessible opportunities in sport and physical activity and Section 10 of the Strategic Plan. The Strategy states that

“Sport has a unique ability to bring together and strengthen families and communities and through our vision we are looking to make an impact and real difference where it is most needed on the island.

We will help address the onset of obesity that is now a common feature of modern

Sarah Corlett Town Planning Consultancy Ltd 19 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

society and enable young people from disadvantaged backgrounds to contribute positively in their community.

We aim to deliver opportunities for people to be engaged in sport for life and for those with talent to flourish on the world stage, demonstrating what a proud sporting nation the Isle of Man is.”

5.12 The facility will further the Isle of Man Cricket Association’s responsibility to develop cricket on the Isle of Man from recreational to excellence levels for people of all levels, backgrounds and ages.

Sarah Corlett 02.05.25

Sarah Corlett Town Planning Consultancy Ltd 20 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C