Planning Compliance Statement

Wholesale distribution Warehouse for Robinsons

Zone C, Eden Park, Cooil Road, Braddan

Reserved Matters Planning Compliance Statement

February 2026

Contents

• 1. Introduction........................................................................................................ 3
• 2. Relevant Background ........................................................................................ 4
• 3. Development Proposals..................................................................................... 6
• 4. Assessment of Reserved Matters Proposals...................................................... 8
• 5. Summary and Conclusions.............................................................................. 13

Statement Produced by: Delta Planning Cornwall Buildings, 45 Newhall Street, Birmingham, B3 3QR Tel: 0121 285 1244 www.deltaplanning.co.uk

February 2026

1. Introduction

• 1.1. This statement is submitted in support of a Reserved Matters application for the development of a wholesale distribution warehouse with ancillary trade-only cash and carry use together with associated office functions at Zone C of the wider Eden Park development approved in 2023.
• 1.2. The purpose of this Statement is to set out the details of the development and demonstrate that the Reserved Matters proposals have been prepared in full compliance with the development principles established by the Planning Approval 22/00416/B.
• 1.3. The remaining sections of this statement are structured as follows:

• • Section 2 provides information on the planning history of the site;
• • Section 3 describes the development proposals;
• • Section 4 provides an assessment of the Reserved Matters proposals against the requirements of the Planning Approval and relevant detailed design policies;
• • Section 5 set out a summary and draws conclusions on the acceptability of the Reserved Matters proposals.

2. Relevant Background

Planning History

• 2.1. In July 2023, planning approval was granted for the phased development of land to the south of Cooil Road in Braddan for industrial and business park uses including Class 2.1, 2.2, 2.3 and 2.4 together with access and associated infrastructure (Application Ref. 22/00416/B). This included full approval for the access, estate road, strategic drainage infrastructure, structural landscaping and biodiversity enhancement areas and for Phase 1 of the employment units (Zone A). All matters apart from access were reserved for the development within Zones B, C and D.
• 2.2. A number of site-wide planning conditions attached to the above planning approval were discharged in order to enable development to commence on the site. This has included the discharge of the conditions listed in Table 1.

Table 1: Discharged planning conditions

Condition	Condition	Condition Discharge Application Ref.	Approval Date
9	Low Level Lighting Plan	24/10025/AIR	10/07/2024
12	Bus stop	24/10038/AIR	29/05/2024
13	Construction Environmental Management Plan (CEMP)	24/10057/AIR	17/07/2024
14	Ecological Clerk of Works	24/10057/AIR	17/07/2024
15	Ecological Mitigation Plan	24/10057/AIR	17/07/2024
21	Arboricultural Method Statement (AMS)	24/10038/AIR	29/05/2024
22	AMS relation to cycleway	24/10038/AIR	29/05/2024

• 2.3. Construction of the approved employment units within Zone A commenced in December 2024 and this first phase of the development is now nearing completion. Construction of the access and estate road that serve Zone B, C and D is yet to commence.
• 2.4. A Minor Change application to amend the Phasing Plan approved under Planning Approval 22/00416/B was submitted in October 2025 to enable the early delivery of the whole of Zone B. This was approved on 5 November 2025.
• 2.5. A Reserved Matters application (Ref. 25/90887/REM) for the construction of a storage/distribution building (Use Class 2.4) within Zone B was approved in January

• 2026 and construction of this building together with the required road infrastructure approved under 22/00416/B will commence shortly.
• 2.6. This current application is for the approval of Reserved Matters for the construction of a wholesale distribution warehouse with ancillary trade-only cash and carry use together with associated office functions (Use Class 2.4) within Zone C pursuant to the Planning Approval 22/00416/B. The proposed occupier
• 2.7. The proposed development is for a purpose-built facility for Robinsons, the Island’s largest and longest-established food and drink wholesaler. For more than 140 years, the company has supplied a wide range of fresh, chilled, frozen, and ambient produce to hospitality businesses, retail outlets, small traders, and public-sector organisations.
• 2.8. Robinsons, who currently occupy a number of buildings on adjoining land off Cooil Road, have outgrown the existing facilities and, for some time, have been struggling to operate efficiently from the existing premises.
• 2.9. Detailed considerations of how best to meet the increased storage requirements, particularly for cold storage, has led Robinsons to conclude that it requires an additional facility. The availability of land (with planning permission for storage/distribution (Use Class 2.4)) immediately adjacent to Robinsons’ existing facilities provides an ideal opportunity to address the need for an additional facility and will enable the operational efficiency of the wider business to be improved and for the business to continue to grow.

3. Development Proposals

• 3.1. This Reserved Matters application seeks approval for the erection of wholesale distribution warehouse with ancillary trade-only cash and carry use (Use Class 2.4) together with ancillary offices, service yards, car parking and on-plot landscaping at Zone C of the wider Eden Park development. As set out above, this is a bespoke facility for Robinsons. Proposed Use
• 3.2. Robinsons’ aspiration is to create a new dedicated distribution warehouse for its food supply operations across the Island. Currently, Robinsons fulfils 450-600 daily orders from its existing facility off Cooil Road. This includes orders from customers such as schools, the Hospital, the Prison, Government and the hospitality industry. These orders are delivered to customer’s premises by Robinsons’ fleet of vans. The storage and onward distribution of goods will be the principal use of the proposed new building.
• 3.3. An ancillary use of the building would be for what would traditionally be called ‘cash and carry’. This element of the use allows trade customers (mostly smaller hospitality customers and retailers) to collect orders and goods themselves from the warehouse. Such users would be allowed access to the central part of the warehouse and would be able to either pre-order and collect, or pick and pay on the day. At peak times, there will be circa 30 orders/collections a day (less than 10% of the daily total). This is an ancillary aspect of the use, not the central function.
• 3.4. For the avoidance of doubt, visiting members of the general public will not be allowed access to or use of the proposed new distribution warehouse, which would be separate from the existing Robinsons’ facility. Users would require a verified trade membership to access the building. To obtain trade membership, customers would be required to make an application to register in advance providing business credentials (e.g. company registration, VAT number, trade license etc.). Only approved trade members will be issued a membership card and can then access the building. Details of Reserved Matters Proposals
• 3.5. A total of 4,346 sq.m. of gross internal floorspace is proposed including 4,031 sq.m. of storage/distribution space and 315 sq.m. of ancillary offices.
• 3.6. The storage/distribution building will have a maximum height of 13.1m above finished floor level.
• 3.7. A two-storey ancillary office building will be located on the eastern side of the new building and will house administrative offices and staff welfare facilities.
• 3.8. Vehicular access to the new facility, both for HGVs, vans and cars will be from the south via the estate road approved in full as part of Planning Approval 22/00416/B.

• There will be a separate accesses for HGV deliveries to the warehouse and Robinsons’ fleet of vans accessing the service yard, and for the staff car parking and customer parking to the east of the building.
• 3.9. The service yard is located to the south of the new facility and will include 2 HGV parking spaces and 16 spaces for the parking of vans. A car parking area will provide staff parking for 4 motorbikes and 44 cars including 5 electric vehicle charging spaces and 5 disabled parking spaces. In addition, 6 parking spaces for vans are located to the east of the building for trade customers visiting the warehouse.
• 3.10. The proposals also include the provision of 10 covered cycle parking spaces for staff.
• 3.11. Further information on the proposed layout and design is provided by the Design Statement submitted with this Reserved Matters application. Operation of the new facility
• 3.12. The warehouse will operate 24 hours a day, 7 days a week with night-time operations comprising stock sorting and order picking. Commercial vehicle movements would be between 7am and 7pm.

4. Assessment of Reserved Matters Proposals

• 4.1. This application is for the approval of Reserved Matters in accordance with the requirements of Condition 26 and Condition 27 of Planning Approval 22/00416/B.

• 4.2. Condition 26 requires applications for Reserved Matters to be submitted within 8 years of the planning approval (i.e. 27 July 2031) and this application is therefore being made well within these timeframes.
• 4.3. Condition 27 specifies the information to be submitted as part of any Reserved Matters application. The required information comprises:

Table 2: Condition 27 Reserved Matters Details

Siting

As shown on proposed Site Plan (Ref. Hart 32-000-125)

Design

As shown on proposed Elevations (Ref. Hart 32-000-

129) and in accordance with submitted Design Statement

External appearance of the building As shown on proposed Elevations (Ref. Hart 32-000-129 and in accordance with submitted Design Statement Internal layout As shown on proposed Floor Plans (Ref. Hart 32-000127) Landscaping of the site As shown on proposed Detailed Planting Plan (Ref. 2484-25-01 Rev. C) Surface treatments As shown on proposed Site Plan (Ref. Hart 32-000-125) Plot access arrangements As shown on proposed Site Plan (Ref. Hart 32-000-125) Low level lighting plan As shown on proposed Lighting Plan (Ref. Hart 32-000126) Details of renewable energy provision As shown on proposed Roof Plan (Ref. Hart 32-000-128) and described in the submitted Design Statement Internal pedestrian and vehicle arrangements As shown on proposed Site Plan (Ref. Hart 32-000-125) Parking and servicing arrangements As shown on proposed Site Plan (Ref. Hart 32-000-125) Details of surface water and foul drainage As set out in the submitted Drainage Statement

Consistency with Approved Development Parameters

• 4.4. The proposed development is consistent with the maximum parameters set out at Condition 29 and the principles established by the Overall Parameters Plan (Ref. Hart 32-000-04 Rev. A) approved as part of the Planning Approval 22/00416/B as set out at the table below.

Table 3: Parameters for Zone C

Development Principles	Approved Parameters	Reserved Matters Application
Permitted Uses	2.2 (Light industry and Research & Development); 2.3 (General Industrial); 2.4 (Storage or distribution)	2.4
Maximum Floorspace	5,000 sq.m.	4,346 sq.m.
Maximum Ridge Level Relative to AOD	107m AOD	104.6m AOD
Maximum Height	15m	13.1m

Access

• 4.5. Condition 28 of the Planning Approval requires the estate road including shared footway/cycleway as shown on the approved Access Drawing (Ref. ITB14273-GA-005 Rev. E) to be provided prior to the occupation of any units within Zone C.
• 4.6. The proposed new facility will be accessed off the approved estate road. The estate road will be constructed as part of the next phase of the wider Eden Park development and in accordance with the requirements of Condition 28 will be completed prior to occupation of the proposed wholesale distribution warehouse at Zone C. Compliance with Development Brief
• 4.7. To guide the preparation of future Reserved Matters, a Development Brief (Ref. Hart32-000-06 Rev. A) was prepared and approved as part of Planning Approval 22/00416/B. The following sections reviews these Reserved Matters proposals against the Development Brief.

Parking provision

• 4.8. With regard to parking provision, the Development Brief set out the following expectations:

• • Provide parking provision as prescribed in the Isle of Man Strategic Plan;

• • Include provision for electric vehicle and bicycle charging;
• • Provide bicycle storage for occupants and visitors as prescribed in Manual for Manx Roads (MfMR);
• • Provide disabled parking as prescribed in MfMR; and
• • Provide Motorcycle parking as prescribed in MfMR.

• 4.9. Transport Policy 7 of the Isle of Man Strategic Plan (2016) requires all new development to provide parking in accordance with the Department’s standards.
• 4.10. Car parking standards are set out at Appendix 7 of the Isle of Man Strategic Plan

(2016). The Manual for Manx Roads (MfMR) specifies standards for cycle parking, disabled parking and motorcycle parking. The standards for storage/distribution uses are as follows:

• • Car parking: 1 space per 100 sq.m. gross floorspace
• • Disabled parking provision: 5-10% of total parking spaces
• • Cycle parking: 1 short stay space per 1,000 sq.m. and 1 long-stay space per 500 sq.m.
• • Motorcycles: 5-10% of total parking spaces

• 4.11. For Zone C the proposed parking provision satisfies the operator’s requirements and meets or exceeds the specified parking standards as set out in the table below.

Table 4: Parking Standards

Parking standard	Requirements based on car parking standards	Zone C, Reserved Matters proposals
Car parking: 1 space per 100 sq.m. gross floorspace	43	44 car parking spaces + 6 parking spaces for vans for trade customer collections
Mobility impaired provision: 510% of total parking spaces	2-4	5
Cycle parking: 1 short stay space per 1,000 sq.m. and 1 long-stay space per 500 sq.m.	4 short stay + 9 long stay	10 covered cycle parking spaces
Motorcycles: 5-10% of total parking spaces	2-4	4
Electric vehicle parking: no specific standard	n/a	5

• 4.12. As set out within the submitted Highways Statement, the proposed parking provision meets all qualitative design standards set out in the MfMR.

Drainage

• 4.13. With regard to drainage, the Development Brief set out the following expectations:

• • Storm water flows to be attenuated with a combination of permeable paving, rain gardens and underground attenuation; and
• • Each area depending on use will incorporate full or bypass petrol interceptors.

• 4.14. A Drainage Statement has been submitted with this Reserved Matters application and provides further information on the surface water and foul water drainage proposals. In terms of surface water attenuation, it includes underground attenuation which will ensure that surface water from the site is collected and stored before being released at a controlled and sustainable rate into the storm water system.

Sustainability

• 4.15. Regarding the sustainability of the scheme, the Development Brief set out the following expectations:

• • Buildings to incorporate provision of solar PV cells;
• • All building lighting to be LED low energy type and where close to wildlife corridors consider the Guidance Note 8 Bats and Artificial Lighting;
• • All building sanitaryware to be low water use in accordance with Building Regulations;
• • Heating systems to be energy efficient and where possible use renewable energy;
• • Buildings to be provided with showing facilities;
• • Where required by Manx Wildlife Trust incorporate nesting box to the design;
• • Where possible materials to be from sustainable sources.

• 4.16. An important element of the roof design is the inclusion of roof lights to provide natural lighting to the new building thereby minimising energy use for lighting.
• 4.17. In addition to the inclusion of roof lights, the proposals provide for the installation of solar PVs as shown on the Proposed Roof Plan (Ref. Hart 32-000-128). The PVs will cover approximately 10% of the available roof area and provide electricity to the building in line with the occupier’s requirements.
• 4.18. As further outlined in the submitted Design Statement, in terms of energy saving devices, the proposals will meet Building Regulation requirements. The building design

• incorporates the use of internal and external LED lighting, low water use sanitaryware and heat-recovery technology to repurpose waste heat from the cold-storage to heat the offices and staff welfare areas.
• 4.19. Wherever possible, materials used for the construction of the scheme will be from sustainable sources.
• 4.20. As shown on the Proposed Floor Plan (Ref. Hart 32-000-127), shower facilities are proposed on the ground floor of the ancillary office building.

Landscaping

• 4.21. Regarding the plot-specific landscaping, the Development Brief noted that all areas should incorporate landscaping to a landscape architects design.
• 4.22. The Reserved Matters application is accompanied by Detailed Planting Plan (Ref. 2484-25-01 Rev. C) prepared by the project’s landscape architect. The on-plot landscaping is proposed to be installed in line with the details shown on this plan and will include thicket, hedgerow and tree planting along the plot boundaries and ornamental planting around the car parking areas and office entrance.

Building design

• 4.23. With regard to building design, the Development Brief set out the expectation that building designs would be distinctive to aid navigating the development.
• 4.24. This Reserved Matters application is accompanied by a Design Statement which shows that a high-quality distinctive building will be constructed on the site. Phasing
• 4.25. Whilst there is no specific condition with regard to the phasing of the Eden Park development, a Phasing Plan was approved as part of Planning Approval 22/00416/B and amended by a Minor Change Application in November 2025. The approved Phasing Plan (Ref. Hart 32-000-34) included Zone C within Phase 2.
• 4.26. Phase 1 is now nearing completion and this proposal will be brought forward as part of the next phase of development in line with the approved Phasing Plan. Conclusions
• 4.27. The assessment shows that the proposed development is consistent with the principles established by the Overall Parameters Plan (Ref. Hart 32-000-04 Rev. A), Development Brief and Environmental Statement approved as part of Planning Approval 22/00416/B. It is considered that there are no environmental issues which require further consideration at this Reserved Matters stage and that the Reserved Matters proposals as submitted are acceptable.

5. Summary and Conclusions

• 5.1. This Reserved Matters application is for the construction of a storage/distribution and wholesale trade facility including ancillary offices together with associated car parking, service yard and on-plot landscaping at Zone C of the Eden Park development. It follows a Planning Approval of the Eden Park development in 2023 and forms part of the next phase of this development.

5.2. This statement has shown that the scheme has been laid out and designed in accordance with the principles established by Planning Approval 22/00416/B and in line with the requirements of the Development Brief for Reserved Matters applications and the Environmental Statement. It is considered that the Reserved Matters proposals accord with the Planning Approval and satisfy all detailed design requirements.