The erection of a purpose built medicinal cannabis production facility and headquarters with new electricity substation, landscaping, access and...

Why was this approved?

• Site zoning for business park/light industrial uses
• Economic benefits and job creation
• Mitigation of ecology/tree loss and biodiversity enhancements
• Highway safety and parking provision
• Visual impact and landscaping screening
• Drainage/SuDS and utilities capacity
• Compliance with Recreation Policy 2

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Decision & Reasoning

Policies Assessed (10)

Conditions (14)

1. 1

   Time limit

   The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

2. 2

   Use and internal layout 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 building hereby approved shall not be used other than for the purposes set out and in accordance with the internal layout zoning plan drawing reference 2001.

3. 3

   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.

4. 4

   Highways infrastructure

   Prior to the occupation of the building - the road layouts, pedestrian paths, cycle, motorcycle, accessible and visitor parking, cycle shelter/stands, site access road, visibility splays, service yard and vehicle turning areas as shown on drawings 'HMTC 24-007 RSA 1 Proposed new access, 5861-03A Side Road Visibility Splays, 5861-02 Rev C Visibility and Vehicle Tracking, 5861-05A Car Park Access and Egress and 07 Rev 1 Car park Layout', shall be completed ready for use and retained thereafter for their particular use. No obstructions higher than 1m will be permitted within the visibility splay zones for the lifetime of the development.

5. 5

   Cycle and motorcycle parking

   The secure cycle and motorcycle parking shown on the approved plan (Dwg 0007 Rev 1) shall be installed before first occupation of the development and retained thereafter.

6. 6

   Tree protection

   Prior to commencement of the development hereby approved the protection measures detailed in the Ecology Mitigation Plan and on drawing number OTP-290823 and section 4.6 of the Arboricultural Impact Assessment, shall be fully installed and implemented and retained for the duration of the construction process, unless otherwise stated. This protection of retained trees and appropriate working methods should adhere to the guidance of British Standard BS5837:2012 - Trees in relation to Design, Demolition and Construction- Recommendations. Within the Construction Exclusion Zone identified there shall be no construction access of any kind; nothing shall be stored, placed or disposed of above or below ground; the ground level shall not be altered; no excavations shall be made; no mixing of cement or other contaminating materials or substances shall take place, nor shall any fires be lit, without prior written consent.

7. 7

   Tree retention

   No tree to be retained shall be cut down, uprooted or destroyed. In the event that retained trees become damaged or otherwise defective the Department shall be notified as soon as reasonably practicable and remedial action approved in writing by the Department shall be implemented.

8. 8

   Bat and bird boxes

   The Bat and bird boxes specified to be installed as the details contained in the Ecology Mitigation Plan (Drawing No. 20003-0005) shall be installed prior to occupation of the building and retained thereafter.

9. 9

   Mitigation planting maintenance

   Mitigation planting and post planting maintenance shall be carried out in accordance with PP-230724 Rev A prepared by Manx Roots Tree Management, submitted in support of the application. Evidence that post planting maintenance and management has been undertaken shall be submitted to the planning authority at the end of the first three growing seasons following implementation.

10. 10

    External lighting

    No external lighting is to be installed unless in accordance with the details provided by WE - EF Lighting for emergency and exterior lighting, any additional exterior lighting 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.

11. 11

    Drainage scheme

    Prior to the occupation of the building hereby approved the Rainwater harvesting tank, porous paving, surface water attenuation pipe and drainage scheme as shown on drawing 251 P1 within the Drainage report shall be completed and retained thereafter.

12. 12

    Ecological management plan

    Prior to the commencement of any works details of an ecological management and monitoring plan shall be submitted to the Department and approved in writing. The plan will need to incorporate the measures detailed in ecological report from MWT in the document named '2300239B APL Environmental Statement part 3 of 5 section 5.0 Recommendations on page 39 onwards which makes various recommendations regarding beneficial management and Drawing PP-230724 Tree Planting, Drawing 06 Rev 3 Landscape Plan and Ecological Mitigation Plan (Drawing number 05 Rev 3). The plan will need to be secured for at least 5 years post construction and the approved details shall be fully adhered to.

13. 13

    Archaeological watching brief

    No development shall take place until the developer has secured the implementation of a watching brief to be undertaken by an archaeologist approved by the Department so that excavation is observed and items of interest and finds are recorded. The watching brief shall be in accordance with a written programme and specification which has previously been submitted to and approved in writing by the Authority.

14. 14

    Soft landscaping

    Prior to the commencement of any development full details of soft landscaping works incorporating the details contained in the Ecology Mitigation Plan, Landscape concept plans and tree planting plan 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.

Public Comments (18)

Consultation Responses