2 October 2024 · Planning Committee (decision notice signed by J Chance, Director of Planning and Building Control)
Isle Of Man Breweries Distribution Centre, Old Castletown Road, Douglas, Isle Of Man, IM2 1qg
The proposal involves demolishing an existing 606.8 sqm office block and constructing two blocks of 33 light industrial/storage units (total 2,475 sqm floor area, Block A: 3 units 23m x 10.5m x 5.5-6.2m high; Block B: 30 units 122.1m x 20.6m x 5.5-6.2m high) with grey cladding, green roofs, climbing plants for wildlife…
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The site is designated 'Industrial' under the Area Plan for the East, supporting the principle of light industrial/storage development with existing industrial uses, complying with Strategic Policies …
Strategic Policy 1
Requires efficient use of land/resources. Site redevelopment maximises underused industrial land, avoiding greenfield expansion.
Strategic Policy 6 - Major employment-generating development
Major employment uses in existing centres. Douglas industrial zoning and proximity to port/town centre supported.
Strategic Policy 7
Protect zoned industrial land for such uses. Proposal retains industrial designation.
General Policy 2
General development considerations including amenity, design, highways. Assessed compliant due to screening, distances, light industrial use, Highway Services approval.
Environment Policy 3
Landscape quality protection. Tree loss (2,540m2) acknowledged but low public visibility, mitigated by landscaping/retained screening.
Environment Policy 4
Wildlife conservation. No protected species/habitats affected; mitigations (swift boxes, green walls, lighting) conditioned.
Business Policy 1
Growth of employment. 42-52 new jobs plus safeguarded roles supported by market demand evidence.
Business Policy 2
Industrial land suitability re transport/utilities. Good links confirmed; drainage resolved.
Transport Policy 4
Highway safety. Transport Assessment and Highway Services confirm no unacceptable impact.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Car parking provision
Prior to the occupation of any new industrial unit 2 car parking spaces associated with that unit as shown on approved drawing 21018 05C shall be provided and retained for use of the parking of vehicles associated with that unit thereafter.
Soft landscaping scheme
Prior to the commencement of any development full details of soft landscaping works shall be submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting showing, type, size and position of each. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Ecological mitigation plan
Prior to the commencement of any development ecological mitigation plan written by a suitable qualified ecological consultancy including timescales for implementation and to comply with the landscaping plan (Condition 3) shall be submitted in writing for approval by the Department. This approved plan shall be fully implemented in the timescales agreed and retained thereafter.
Tree retention
No tree marked as being retained on drawing TR-290622 (Tree Impact) shall be cut down, uprooted or destroyed during the development phase and thereafter within 5 years from the date of occupation of the last unit completed, other than in accordance with the approved plans and particulars. In the event that retained trees become damaged or otherwise defective during the construction phase due to events outside of the applicant's control the Department shall be notified as soon as reasonably practicable and remedial action approved in writing by the Department and implemented in accordance with the approved details.
Tree protection measures
The implementation of the tree protection measures set out in the approved Arboricultural Method Statement and as shown on drawing number OTP-290622 shall installed prior to the commencement of any development and not removed till the completion of the development and shall be monitored by a suitably qualified and pre-appointed tree specialist, in accordance with the details contained therein. The name and contact details of the specialist shall be provided to the Planning Authority before any works commence on site.
External lighting scheme
No external lighting is to be installed to the southeast elevation and southwest elevation of Block A & Block B unless in accordance with a detailed external low level lighting scheme which must be submitted to and approved in writing by the Department, and must be in accordance with the recommendations outlined in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023). This should include any lighting in the public domain, including street lights.
Surface water attenuation
Prior to the commencement of any development details of the surface water attenuation tank, to collect, store and discharge in a controlled manner into the mains system shall be submitted in writing for approval by the Department. No new units shall be occupied the approved system has been completed. The system shall be retained thereafter.
Wastewater pump station decommissioning
No development may commence until such time as the existing wastewater pump station (south-western corner of site) has been decommissioned and the new section of gravity sewer has been constructed as per Manx Utilities correspondence (dated 6th March 2024 and 17th September 2024).
Use restriction
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2019 (or any Order revoking and/or re-enacting that Order with or without modification), the 33 Units within Block A and B; shall not be used other than for Class 2.2 - Light industry and Research and/or Development and/or Class 2.4 - Storage or distribution and for no other purposes.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Pedestrian access amendments
The 33 new units shall not be occupied or operated until the pedestrian access amendments from the public highway into the site as per plan 21018 05C have been completed and retained thereafter.
No objections subject to conditions on parking, pedestrian access, EV charging, visibility splays
Supports proposal for addressing demand for small industrial units (75m2), economic benefits aligning with IOM Economic Strategy
No objection
No objections provided no adverse effect on adjacent watercourse
No objection but concerns on tree protection and traffic calming
DEFA Forestry/Agriculture & Lands objects strongly to the application due to severe tree loss and inadequate mitigation; Manx Utilities has no objection to drainage proposals subject to conditions; Ecosystem Policy Officer objects due to insufficient biodiversity surveys and net loss.
Key concern: severe tree removal (2,540m² canopy loss) with inadequate mitigation
DEFA Agriculture and Lands Directorate
ObjectionDo the Agriculture & Lands object to this application? YES; The level of tree removal required to facilitate this development is severe; The mitigation proposed is inadequate (4 trees); Forestry’s strong objection to the overall development proposal remains
Conditions requested: arboricultural methods statement including construction methods within RPA of retained trees and detailed tree protection plan; comprehensive tree planting plan with tree species, size at planting, methodology, and aftercare
DEFA Ecosystem Policy Officer
ObjectionUnfortunately I do object to the proposals as they stand; preliminary roost inspection is undertaken by a suitably qualified ecological consultant; they are just wanting to build too much on the site; The loss of any trees should be compensated for by the replacement planting of native woody species
Manx Utilities Drainage
Conditional No ObjectionManx Utilities have no further comments to issue; Manx Utilities Authority has assessed the above planning application and would like to advise you that the Authority has no objection to the application subject to the following condition/s; applicant being unable to commence any works until MU have completed the pump station abandonment is acceptable
Conditions requested: NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s); proposed development must be connected to the public sewer(s) in a manner acceptable to Manx Utilities; All drainage works must conform to the requirements of 'Manx Sewers for Adoption'; any necessary CCTV surveys are to be carried out at the developer's expense; 34 communication fees will be payable to Manx Utilities Authority; contact MU prior to any commencement of work; details for the attenuation tank required
Manx Utilities Electricity
No Commenthighly unlikely that we could allow 194kW to be connected at that location; total Solar PV that could be connected may be less than 200kW; it would be down to the applicant to apply to Manx Utilities for electricity connections in the normal manner
