16 June 2020 · Planning Committee (Presenting Officer: Mr S Butler)
Ballapaddag, Cooil Road, Douglas, Isle Of Man, IM4 2af
The proposal involves building a new 'barn-style' cold store warehouse of 2,049 sq.m floorspace for storage and distribution (Use Class 2.4), with offices and welfare facilities at the front, using Kingspan cladding in anthracite and moonstone colours and insulated roof sheeting.
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Although the site is not allocated in the outdated Braddan Local Plan (1991) and falls outside settlement boundaries, its allocation for industrial use in the advanced draft Area Plan for the East (un…
Strategic Policy 1
Requires development to make best use of existing infrastructure. Officer notes site's central location with good transport links and compatibility with adjacent uses supports this.
Strategic Policy 2 - Priority for new development to identified towns and villages
Focuses new development in existing settlements. Site outside Braddan Plan boundaries but within emerging Douglas settlement boundary and Braddan employment focus area.
Strategic Policy 6 - Major employment-generating development
Major employment development on allocated land in centres. Unallocated currently but emerging plan allocation and Employment Land Review demand tip balance in favour.
Strategic Policy 10
Promote integrated journeys, minimise car use. Cycleway extension and footway welcomed by Highways; adequate parking and no highway safety impact.
General Policy 2
Detailed development control considerations. Design mimics existing barn-style; materials, landscaping and highway conditions ensure visual amenity and safety.
General Policy 3
Development on unallocated land requires overriding national need and no alternatives. Justification falls short of full GP3 test but outweighed by other factors.
Business Policy 1
Encourages business growth opportunities. Supports food distribution hub enhancing security and DEFA strategy.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Use class restriction
Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019 or Town and Country Planning (Change of Use) (Development) (No. 2) Order 2019 or any order amending, revoking or re-enacting these Orders the building hereby approved shall be used only for a purpose within Use Class 2.4 and shall not be used for any other purpose without the express grant of planning approval from the Department.
Materials approval
The external finishes used on the building hereby approved shall be in accordance with the annotations on drawing No. 4730-007 (date stamped as having been received 14.02.20) and retained as such thereafter.
Solar panels details
No solar panels shall be installed or altered on the site unless in accordance with details which have first been approved in writing by the Department.
Gas main easement works
Notwithstanding the details approved and the provisions of the other conditions set out on this decision notice, no works shall take place within the high-pressure gas main easement as shown on plan 4730-001 P3 unless in accordance with details (including working method and any planting details) which have first been approved in writing by the Department.
Landscaping and tree planting
The proposed tree planting and landscaping shall be carried out in accordance with the Landscape Concept Plan (DRG No.01, Rev D) and the approved details submitted in support of the application (including the e-mail from Paul Brew of 21.05.20). The works shall be carried out in the first planting and seeding season following the completion of the development. Any trees, within a period of 5 years from their planting, die, are removed, or, in the opinion of the Department, become seriously damaged or diseased shall be replaced as is reasonably practicable or in the next planting season with others of similar size and species and number as originally approved, unless the Department gives written consent to any variation.
Vehicular access enhancement
The development hereby approved shall not be brought into use until the vehicular access has been enhanced in accordance with drawing no ITB15245-GA-005 Rev A.
Vehicle areas surfacing and drainage
The development hereby approved shall not be brought into use until all areas shown on the approved plans to be used by vehicles, including roads, footpaths, loading and servicing areas and vehicle parking space have been fully laid out, surfaced and drained, such that loose materials and surface water does not discharge or transfer onto the highway. These areas shall be retained as such thereafter and not be used for any other purpose.
Cycle parking provision
The development hereby approved shall not be brought into use until the approved cycle parking facilities have been provided. The facilities shall be retained for the lifetime of the development.
Do not oppose subject to conditions on access, highway works, vehicle areas, cycle parking; welcomes cycleway/footway addition
No objection; trees to be removed have no amenity value and will be replaced; recommends landscaping condition
Satisfied with landscaping details over pipeline following clarification; no objection if excavation protocols followed
Letter of support
Highway Services provided detailed comments welcoming sustainable travel improvements but requesting multiple conditions including highway works, parking facilities, Travel Plan and Construction Method Statement, recommending DNOC.
Key concern: Highway works required under s109(A) agreement including off-site pedestrian/cycle improvements
Department of Infrastructure Highway Services
Conditional No ObjectionAccordingly, Highway Services do not oppose the proposal subject to conditions.; Recommendation: DNOC; The proposal provides a welcome addition to cycling and walking infrastructure
Conditions requested: Existing Access Improved - Prior to commencement of use hereby permitted the vehicular access shall be enhanced in accordance with drawing no ITB15245-GA-005 Rev A. Arrangement shall be made for surface water drainage to be intercepted and disposed of separately so that it does not discharge from or onto the highway carriageway.; Highway Works - Notwithstanding the details indicated on the submitted drawings no works shall commence on site until a detailed scheme for the off-site highway works as indicated on drawing number ITB15245-GA-005 Rev A has been submitted to and approved in writing by the Planning Authority.; Vehicle Space to be Laid Out - Development shall not be brought into use until all areas shown on the approved plans to be used by vehicles, including roads, footpaths, loading and servicing areas and vehicle parking space have been fully laid out, surfaced and drained, such that loose materials and surface water does not discharge or transfer onto the highway.; Motorcycle Facilities - Notwithstanding the approved details, before building works are commenced full details of the motorcycle parking facilities shall be submitted to and approved in writing by the Planning Authority.; Provision of Cycle Facilities - Development shall not be brought into use until the approved cycle parking facilities have been provided.; Electric Vehicle Charging Points - Prior to the commencement of construction works, details of Electric Vehicle Charging Points and cable enabled parking spaces to be provided shall be submitted to and approved in writing by the Planning Authority.; Travel Plan - Development shall not be brought into use until a Travel Plan has been submitted to and approved in writing by the Planning Authority.; Construction Method Statement - No development shall take place, including any works of demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the Planning Authority.
Manx Utilities Gas
No Objectionthe Manx Utilities Gas Systems team is satisfied that the proposed landscaping works will not expose the pipeline to unmitigated additional risk.
Conditions requested: Manx Utilities are contacted prior to any excavation in the vicinity of the pipelines
DEFA Forestry
Conditional No Objectionthe department does not object to this proposal
Conditions requested: The proposed tree planting shall be carried out in accordance with the Landscape Concept Plan(DRG No.01, Rev D) and the approved details submitted in support of the application. The works shall be carried out in the first planting and seeding season following the completion of the development. Any trees, within a period of 5 years from their planting, die, are removed, or, in the opinion of the Department, become seriously damaged or diseased shall be replaced as is reasonably practicable or in the next planting season with others of similar size and species and number as originally approved.
Manx National Heritage
No ObjectionI am writing on behalf of Manx National Heritage to raise some concerns with this planning application.
Conditions requested: advise be sought prior to the implementation of new hedgerows and tree planting regarding the use of native species
