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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. 23/00239/B Applicant : Grow Lab Organics IOM Ltd Proposal The erection of a purpose built medicinal cannabis production facility and headquarters with new electricity substation, landscaping, access and parking with associated infrastructure Site Address Land To West Of The Rlc Building Ronaldsway Business Park Ballasalla Isle Of Man IM9 2RY
Case Officer :
Graham Northern Photo Taken :
30.04.2024 Site Visit :
30.04.2024 Expected Decision Level Planning Committee
Recommendation
Recommended Decision: Permitted Date of Recommendation
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1.The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. 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.
Reason: The Department has assessed the impact of the proposal on the basis of the specific use and internal layout provided and any alternative layout will require further consideration.
C 3. 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.
Reason: In the interests of the character and appearance of the site and surrounding area
C 4. 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
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than 1m will be permitted within the visibility splay zones for the lifetime of the development. For vehicular road safety objectives.
Reason: To ensure that the car parking, sustainable travel and access standards are achieved and provided and in the interests of highway safety.
C 5. 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.
Reason: For development accessibility and sustainability objectives.
C 6. 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.
Reason: To ensure trees and ecology are retained in accordance with the details specified.
C 7. 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.
Reason: To ensure that trees to be retained are not removed, in the interests maintaining the amenities of the area and to ensure the visual impact of the development is mitigated.
C 8. 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.
Reason: To ensure ecology mitigation measures are delivered.
C 9. 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.
Reason: To ensure that new trees are suitably managed, in the interests maintaining the amenities of the area and to ensure the visual impact of the development is mitigated.
C 10. 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.
Reason: In the interests of biodiversity of the site/area.
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C 11. 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.
Reason: To prevent the increased risk of flooding by ensuring the provision of a satisfactory means of surface water disposal is incorporated into the design and the build and that the principles of sustainable drainage are incorporated into this proposal and maintained for the lifetime of the proposal.
C 12. 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.
Reason: In the interest of biodiversity of the site.
C 13. 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.
Reason: Required prior to commencement of development to safeguard the potential archaeological interest in the site.
C 14. 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
Reason: To ensure the provision of an appropriate landscape setting to the development and for biodiversity.
This application has been recommended for approval for the following reason. The proposed development is in general accordance with the Development Plan proposing a use that would bring economic development. Consequential adverse impacts on the environment would be mitigated to an acceptable degree.
Plans/Drawings/Information;
This approval relates to the following drawings and documents: O Drawing number 01 Rev 5 Proposed Location Plan o Drawing number 03 Rev 6 Proposed Site Plan o Drawing number 04 Rev 3 Site Demolition Plan o Drawing number 05 Rev 3 Ecology Mitigation Plan o Drawing 06 Rev 3 Landscape Plan o Drawing 07 Rev 1 Car park Layout
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o Drawing 08 Rev 1 Gas Pipeline Location o Drawing 1001 Rev 5 Proposed Ground and Mezzanine floor plans o Drawing 1100 Rev 5 Proposed Site Elevations o Drawing 1101 Rev 5 Proposed Elevation Bay 1 o Drawing 1102 Proposed Elevation Bay 2 o Drawing 1200 Rev 5 Proposed Building Sections o Drawing 2000 Site Lease Phasing Plan o Drawing 2001 Internal Layout Zoning Plan o Drawing OTP-290823 Tree Protection Plan o Drawing TR-290823-N Tree Impact North o Drawing TR-290823-S Tree Impact South o Drawing TS-290823 Tree Constraints Plan o Drawing PP-230724 rev A Tree Planting o Drawing 5861-02 Rev C Visibility and Vehicle Tracking o Drawing 5861-03A Side Road Visibility Splays o Drawing 5861-04A Fire Tender Vehicle Tracking o Drawing 5861-05A Car Park Access and Egress o Drawing 5861-06A Articulated Vehicle Tracking o Drawing HMTC 24-007 RSA 1 Proposed new access - Ronaldsway - Final o Drawing Growlabs 1 High Voltage Routes and Substation Plan o Drawing M150A Standard 11Kv Substation Sections and Elevations AIA-290823 Manx Roots Arboricultural Impact Assessment AIA-290823 Manx Roots Arboricultural Species Data Table Design and Access Statement Parts 01 to 04 Environmental Statement Parts 1 to 5 Green Structural Engineering Drainage Strategy parts 1 to 4 Ronaldsway ATG Ecological Summary Note 24-007 Safety Audit - Designers Response HMTC 24-007 Accessibility Audit - Ronaldsway - Final Manx Bat Group Bat Report WE- EF - Fagerhult Lighting - Grow Lab Organic - Emergency WE- EF - Fagerhult Lighting - Grow Lab Organic - Exterior Lighting Recreation Policy Statement Rev 02 __
Interested Person Status - Additional Persons
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations: DOI Airport Operations DOI Highways Drainage DFE Business Support MUA Gas, Electric, Water Manx National Heritage Isle of Man Constabulary DOI Highways
It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2): o 3 Viking Close, Ballakillowey o 7 Snaefell Crescent Onchan o 68 Snugborough Avenue, Union Mills o 91 Majestic Apartments, Onchan
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o Manx Wildlife Trust
as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy; are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy; as they do not refer to the relevant issues in accordance with paragraph 2C of the Policy and as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy.
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Officer’s Report
THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE HEAD OF DEVELOPMENT MANAGEMENT 1.0 The Site
1.01 The application site comprises a 2.63 hectare area of open grassed land which was formerly associated with Ronaldsway Sports and Social Club (RSSC), located within the Ronaldsway Industrial Estate, to the north of the main spine road and to the west of the factory of Ronaldsway Aircraft Company Limited (RACL).
1.02 The application site takes up approximately half of the land allocated as Development Site 5 in the Area Plan for the South. Site 5 has established shrubs along the southern boundary, which screen the former playing pitches and buildings from elsewhere within the Estate as well as providing a screen from the railway line.
1.03 The Ronaldsway Industrial Estate contains a mix of industrial and commercial premises. The existing buildings surrounding the site are industrial portal frame buildings of varying scales, with the most prominent building, the Ronaldsway Airport Company, directly adjacent to the site. The buildings are relatively low-level, generally, no more than two storeys and the gables and roof lines are dominant features.
1.04 The industrial properties, except for the 1950's Ronaldsway Aircraft Company, utilise a standard portal frame with a shallow roof pitch design reflective of the purely functional requirements.
1.05 The site is occupied by fields, with the south and west boundaries defined by hedgerows and the north by open grassland with a row of mature trees. In contrast, the eastern boundary is open to the Ronaldsway Aircraft Company site. The Northern edge is open to the playing fields at the foot of Creggans Hill.
1.06 The site slopes gently downhill from the northeast to the south western corners.
2.0 THE PROPOSAL
2.01 The application seeks permission for a purpose built medicinal cannabis production facility and headquarters building for Grow Lab Organics.
The Building
2.02 The proposed building would run parallel to the railway and the western site boundary. This orientation facilitates space forward of the building for parking and landscaping building to improve the views of the site from the approach.
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2.03 The building would measure at its longest 196.7 metres by 94.2496 metres at its widest point and 61.178 metres at its narrower side, with a floor area of 13,097 square metres. The building has been designed with a roof that forms a series of several A-symmetrical sloping roofs to give a sculptured appearance. The building would have a maximum height of 8.44 metres and an eaves height of 4.97 metres.
2.04 The building has been stepped internally in terms of its floor level to accommodate the existing ground level change which equates to 1 metres across the buildings length to avoid the need for importation of material and backfilling.
2.05 The building has been designed to be contemporary whilst also functional with a simple materials palette using silver coloured profiled cladding with grey accents, grey curtain walling and aluminium glazed screen. Semi translucent polycarbonate is used to provide daylighting to office areas and brighten the workspace.
Internally
2.06 Internally the buildings internal floor space would be broken down into several areas which fall into two categories of unoccupied areas and occupied areas, as shown on the internal zoning plan, which would be as follows:
Unoccupied Areas (9,144 square metres) 6 Growing Rooms 6,176 squares metres Plant Space 2,261 square metres Plant Processing 563 square metres Storage and Distribution 144 square metres
Occupied Areas (960 square metres) Growing Operations 275 sq. metres Office space 249 sq. metres Processing Operations 573 Sq. metres
Access
2.07 In the early phase of the development, access to the site will be via the lane from the Ronaldsway access road to the Ronaldsway Aircraft Sports and Social Club pavilion. Once the new permanent access road is constructed, the temporary access will cease.
2.08 Once the building is fully constructed, a new access road and junction will be made with the Ronaldsway Industrial Estate access road. The access proposed is 7.3 metres wide and would facilitate visibility splays of 2.4 metres by 43 metres in both directions.
2.09 A dedicated 3 metres wide pedestrian and cycle path are also included to run adjacent the access to facilitate pedestrian and cycle accessibility from the highway network.
2.10 An access loop is facilitated via an internal road that runs around the building.
2.11 Between the car park and the main entrance is a service yard where goods in and goods out would occur.
Parking
2.12 The proposals include the creation of a 59 space car park with an additional accessible parking space, 4 motorcycle spaces. Closer to the main entrance two cycle shelters would
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facilitate storage for 24 bicycles and an additional 2 accessible visitor car parking spaces are located adjacent this, giving a total of 62 car parking spaces.
Electricity Substation
2.13 Adjacent the visitor parking spaces a new electricity substation is proposed to facilitate the power requirements of the facility. The building would be 6.5 metres wide and 6.8 metres long and 2.85 metres to the eaves level with a shallow pitched roof. The building would have cement render sand spar dashed walling.
Landscaping
2.14 Landscape planting is proposed to the front of the building.
2.15 A dedicated improvement area is located to the front of the site back of the site access and forward of the building prior to the car park, where a pond area will be created and planted with appropriate species.
The Applicant
2.16 Grow Lab Organics Ltd (GLO) is an integrated cannabis company headquartered in the Isle of Man.
GLO's operations will encompass the following activities:
3.0 PLANNING HISTORY
3.01 The site was the subject of an application for "Temporary use of playing fields as a camp site with portable toilets and showers and marquees for the duration of the TT Festival, Southern 100 and IOM Festival of Motorcycling" under application reference 19/00065/C, which went to appeal under reference AP19/0021, and was permitted.
4.0 PLANNING POLICY
Area Plan for the South 4.01 The site is designated on the Area Plan for the South (2013) as Industry/Business Park. The site is not within a conservation area nor are there any registered trees on site.
4.02 Employment Proposal 3: It is proposed that the Ronaldsway Industrial Estate will be designated as a Business Park. As such, it would be a suitable location for light industrial purposes, warehousing, new technology companies involved in scientific, commercial, or industrial research or development and office accommodation as the corporate headquarters of companies having multiple and diverse interests (but excluding financial/professional services to visiting members of the public). Buildings should be set in parkland which should dominate the landscape.
4.03 The Accompanying Development Brief states the following:
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6.10 Site 5 Location: Land to the north of the Ronaldsway Industrial Estate Road and to the west of the RLC Engineering Group Building, Malew. Size of Site: 5.9 ha. Previous designation: Industrial Proposed designation.
6.11 Development Brief 5
The land may be used either for: i. Business Park uses in accordance with the definition set out in Appendix 1 of the Isle of Man Strategic Plan, 2007 (or its replacement); or ii. as an extension to the existing business operating in the Ronaldsway Aircraft Building premises whose activities and industrial processes fall outside of the normal interpretation of 'light industrial'.
Applications for development will be judged against Recreation Policy 2 as set out in the Isle of Man Strategic Plan, 2007 (or its replacement). The recreational or amenity value that the Ronaldsway playing fields and its associated facilities have and the merits of any proposed development will be considered at the time of a future planning application. Account will also be taken of the size and design of any new buildings, the use to which any new buildings will be put, the impact on adjacent users and the overall impact on the character and appearance of Ronaldsway Business Park.
The Isle of Man Strategic Plan
4.04 The Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application;
Strategic Policy 1 Efficient use of land and resources 2 Priority for new development to identified towns and villages 3 To respect the character of our towns and villages 4 Protection of built heritage and landscape conservation 5 Design and visual impact 7 Undeveloped land which is zoned in Local or Area Plans for industrial, office, or retail purposes will be retained and protected for such uses 10 New development should be located and designed such as to promote a more integrated transport network.
General Policy 2 General Development Considerations
Environment Policy 4 Wildlife and Nature Conservation 5 Ecological Impacts 7 Protection of watercourses 10 Flood Risk Assessments 13 No unacceptable risk of Flooding 22 Protection of amenities/environment from pollution 24 Pollution-sensitive development 26 No development on contaminated land unless it can be demonstrated that there is no unacceptable risk to health, property or adjacent watercourses 27 enhance the natural environment, including sites contaminated by former mine workings 28 Development at risk from ground instability 42 Respect the local character and identity
Business Policy
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1 The growth of employment opportunities
2 Land designated for industrial development should be appropriate to area, transport
links, proximity of labour and availability of water, sewerage and other utilities 4 Proposals for Special Industrial Buildings must be accompanied by an Environmental Impact Assessment 5 On land zoned for industrial use, permission will be given only for industrial development or for storage and distribution; retailing will not be permitted (excluding bulky goods) 7 New office floor space should be located within town and village centres on land which is zoned for the purpose on the appropriate area plan; exceptionally, permission may be given for new office space (a) on approved Business Parks for Corporate Headquarters 8 New office buildings should, in terms of height and mass, respect the scale and character of adjoining and nearby buildings
Community Policy 10 Fire Fighting provisions
Transport Policy 1 located close to existing public transport facilities and routes 2 Provision for new links 4 Highway Safety 6 Equal weight for vehicles and pedestrians 7 Parking Provisions 8 Requirements for Transport Assessments
Open Space
Recreation Policy 2: Development which would adversely affect, or result in 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 will not be permitted except in the following circumstances: (a) where alternative provision of equivalent community benefit and of equivalent or better accessibility is made available; and (b) where there would be an overall community gain from the development, and the particular loss of the open space or recreation facility would have no significant unacceptable effect on local open space or recreation provision or on the character or amenity of the area.
5.0 REPRESENTATIONS
5.1 It should be noted that full comments made by all representations are available on the Online Services. Further, the application has been re-advertised a number of occasions (last consultation period starting 03.10.2024) in response to issues raised and therefore there are multiple comments from various representations. The comments below are taken form the last correspondence from the relevant party only. As mentioned there have been multiple comments from the majority of each representation and any decision maker should consider these as well.
Statutory Consultations
5.1.1 Malew Commissioners 31.05.2023 - No objections
5.1.2 Highway Services (DOI) 17.10.2024 - Highway Services HDC have reviewed the additional information for application 23/00239/B dated 14th October 2024 online and this addresses the comments made by HDC on the 4th October 2024. Providing the updated internal layout plan dated 14th October 2024 online can be conditioned on permission so that the use can be controlled, HDC now do not oppose (DNOC) the application subject to conditions:
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1.Internal layout plan, including building layout uses, internal site access road with traffic calming features, pedestrian footways and raised crossings, vehicular parking, service yard and all vehicle turning areas shown on the approved plans (Dwg 5861-02 Rev C, Dwg 20003_0007 Rev 1, Dwg 20003_0003 Rev 6, Dwg 20003_2001 Rev 0 and Dwg 20003_1001 Rev 5) implemented before first occupation of the development and retained thereafter. For pedestrian and vehicular road safety and efficient operation of the development.
2.Site vehicular access and crossing works shown on the approved plan (Dwg 5861-02 Rev C) implemented before first occupation of the development and retained thereafter. For pedestrian and vehicular road safety objectives.
3.Site vehicular access and internal access road visibility splays shown on the approved plans (Dwg 5861-02 Rev C and Dwg 5861-03A) implemented before first occupation of the development and retained thereafter. No obstructions higher than 1m allowed within the visibility splay zones for the lifetime of the development. For vehicular road safety objectives.
4.Secure cycle and motorcycle parking shown on the approved plan (Dwg 20003_0007 Rev 1) implemented before first occupation of the development and retained thereafter. For development accessibility and sustainability objectives.
5.1.3 Ecosystem Policy Officer (DEFA) 03.10.2024 - The Ecosystem Policy Team raise no objections recommend that conditions on approval are secured for the following: o No external lighting to be installed unless in accordance with the details contained in the We- ef's Exterior Lighting Drawings for Grow Lab Organic; o Bat and bird boxes to be installed as the details contained in the Ecology Mitigation Plan (Drawing No. 20003-0005); o The tree protection measures contained in the Ecology Mitigation Plan and Arboricultural Impact Assessment to be installed and fully implemented; o No works to commence unless a soft landscaping plan incorporating the details contained in the Ecology Mitigation Plan, Landscape concept plans and tree planting plan, have been submitted to Planning and approved in writing, with the standard condition for the replacement of any planting that dies or becomes damaged within 5 years. o Ecology Vannin were clear in their PEA that ongoing management of habitat was an essential part of the mitigation proposals. As such it we believe it is appropriate to secure ongoing management, in order that a suitable level of ecological mitigation is achieved. As such it we believe it is appropriate to secure ongoing management via a legal agreement, in order that a suitable level of ecological mitigation is achieved.
5.1.4 DEFA Forestry 15.08.2024 - I am happy with the species within the Tree Planting Plan. I am content with the updated CEZ (Construction Exclusion Zone) and protective fencing. However under section 25 (a) of the Tree Protection Policy, DEFA Forestry's objection still stands as the development includes the removal of any tree(s) worthy of a Category A or B Classification. It should be noted that whilst this is an objection credit should be given for the mitigation proposals provided. I still have concerns in line with section 25 (e) as to the proximity of the building to G3 to be retained, however I am assured through correspondence and through the correct deployment of the CEZ that there is an awareness of the importance of ensuring these trees are protected.
5.1.5 Health And Safety At Work Regulation Directorate (DEFA) 11.10.2024 - No objections raise the proximity of gas pipeline to proposals.
5.1.6 Registered Buildings Officer 04.10.2024 - As the site is not located in a conservation area or in the vicinity of a registered building, I have no comments to make relating to the historic built environment.
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5.1.7 IOM Police 4.10.2024 - No further comments/ no objections.
5.1.8 Manx Wildlife Trust 18.10.2024 - Raise concern about high levels of water usage and its implications.
5.1.9 Manx Utilities 08.04.2024
5.1.9.1 Electricity - Manx Utilities has no objections to the development from a current and future power system perspective.
5.1.9.2 Water - There have not been any concerns raised from a drainage perspective.
5.1.9.3 Climate Change and Meeting Future Demand - Manx Utilities understands that GLO-labs intend to meet their power needs using Renewable Electricity Guarantees of Origin (REGOs), which guarantees 100% of their power needs would be met from renewable electricity imported through the existing interconnector. There is sufficient capacity in the existing interconnector to cover this 3MW demand. Providing this approach is taken, there will be no increase in emissions from electricity supply on Island.
5.1.10 Manx Utilities Gas 11.01.2024 - Manx Utilities' Gas Team does not oppose the application.
5.1.11 Highways Drainage 20.06.2024 - The following statement satisfies our requirements "It is proposed that all surface water runoff will be contained on site and discharge at the sites Greenfield Runoff rate to the adjacent public sewer, no surface water will be allowed to runoff on to the public highway."
5.1.12 Airport Operations 30.08.2023 - We would like to register the Airport's interest in this application please, due to not yet having details of any external lighting scheme.
5.1.12.1 Airport Operations 18.07.2024 - Our concern would be light spill above the horizontal which needs to be considered in lighting design.
5.1.13 DEFA Fisheries 08.06.2024 - A more detailed plan of surface water drainage or confirmation of any connection to the adjacent watercourse is required.
5.1.13.1 Note in response: A more detailed plan of surface water drainage was provided and no further comments were provided through consultation.
5.1.14 Climate Change Transformation Team 30.08.2024 - The applicant has provided further information including materials details, construction phase emissions, and commitment to the Guaranteed Green Energy Tariff, and that composting and potential use of green waste for fuel generation. We are satisfied that our queries have been addressed.
5.1.15 Manx National Heritage - Make ecology comments only which are considered at 5.1.3.
5.1.16 Environmental Protection Unit 17.07.2024 - For the drainage of surface water and discharging through Manx Utilities surface water sewer a discharge license is not required. The Environmental Protection team has no concerns with the composting of green waste as part of the process.
5.1.17 Department For Enterprise Business Support 08.06.2023 - For background, the medicinal cannabis sector is the newest industry sector to be added within Business Isle of Mans strategy to encourage and expand regulatory entrepreneurship as an economic engine for the Island's growth. In 2021 the Isle of Man Government introduced a flexible and detailed
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regulatory framework to allow commercial operators to grow, manufacture, distribute and export cannabis products under license from the Isle of Man.
This application quotes the creation of more than 60 jobs within 3 years across a range of skills and salary levels, adding diversity to the economy along with revenue to the public and private sectors via income tax, NI and the multiplier effect. In doing so, these proposals contribute to delivery of one of the Business Agency's key performance indicators within the Department for Enterprise Department Plan which is to deliver 250 new jobs for the Medicinal Cannabis Sector over 3 years. The job numbers are commensurate with the discussions the Agency has undertaken with the applicant.
The business Agency considers the proposals, represent substantial investment in a new sector in the islands economy which will also play an important part in supporting the development of a strong and diverse economy, which is sustainable, ambitious and built on firm foundations to provide economic success, rewarding career opportunities and prosperity which positively impacts all residents on the Isle of Man.
In Conclusion and having considered the scheme within the context of the Island Plan, the economic strategy, the departments plan and Isle of Man climate change plan, I am grateful for this opportunity to offer the Business Agency's support for this scheme and trust you find our comments of use.
Public Representations
Object
5.1.18 The owners/ occupiers of 3 Viking Close, Ballakillowey object to the application on the following summarised grounds (14.06.2023, 16.01.2024, 07.07.2024 and 24.10.2024) concerns relating to energy and water use, greenhouse gas emissions, waste, tree removal, light pollution, increase in traffic and potential cost to the public and environment.
5.1.19 The owners/ occupiers of 7 Snaefell Crescent Onchan on behalf of Isle of Man Friends of the Earth object to the application on the following summarised grounds (07.07.2023) relating to lack of information to inform ecology and protected species, lack of appropriate mitigation, water consumption, waste water and disposal of stalk waste no information, carbon footprint of construction or materials, energy use and carbon emissions
Support
5.1.20 The owners/ occupiers of 18 Snugborough Avenue, write in support to the application on the following summarised grounds (18.05.2023) fantastic idea to create more jobs.
Comment
5.1.21 The owners/ occupiers of 91 Majestic Apartments, write in support to the application on the following summarised grounds (07.07.2023) the business should provide services to local groups and support local initiatives
6.0 ASSESSMENT 6.1 APPROACH TO ASSESSMENT 6.1.1 Given the land-use designation and the type of development the following elements are relevant to consideration in the determination of this application: (a) Principle of development; (b) The potential impact upon the visual amenities of the area; (c) Potential impacts upon ecology/tree loss; (d) Potential impact upon highway safety / parking provision / travel options;
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(e) Potential drainage/flooding issues; (f) Utilities (g) Pollution (h) Archaeology (i) Climate Change (j) Potential impact upon neighbouring amenities/ land users (k) Economical benefits; and
6.2 PRINCIPLE OF DEVELOPMENT (IOM Strategic Plan 2016 - Strategic Policy 1, 2, 6 & 7 - Spatial Policy 1 & 5 - General Policy 2 & 3, Business Policy 1, 2, 5, 7 and Area Plan for the South 2013 - Development Brief 5.
6.2.1 The starting point is the land use designation of the development site. As outlined within section 4.0 of this report the site is within an area designated as "Industry/Business Park" under the under the Area Plan for the South (2013).
6.2.2 Part 1 of Development Brief 5 for the site allows for development subject to it being for a business park use as defined in appendix 1 of the Strategic plan which states,
"A development encompassing land for light industrial purposes, warehousing, new-technology companies involved in scientific, commercial, or industrial research or development and office accommodation as the corporate headquarters of companies having multiple and diverse interests (but excluding financial/professional services to visiting members of the public); buildings should be set in parkland which should dominate the landscape."
6.2.3 The proposed use is considered to fall within its own category as Sui Generis (not falling within a particular Use Class). However it does involve scientific and commercial production matters that are similar to some elements of a light industrial use. Accordingly whilst not a light industrial use in terms of the definition; it is considered the principle of developing the application site as proposed for a production facility meets the intentions of the above policy.
6.2.4 Part 2 of Development Brief 5 states,
"Applications for development will be judged against Recreation Policy 2 as set out in the Isle of Man Strategic Plan, 2007 (or its replacement). The recreational or amenity value that the Ronaldsway playing fields and its associated facilities have and the merits of any proposed development will be considered at the time of a future planning application. Account will also be taken of the size and design of any new buildings, the use to which any new buildings will be put, the impact on adjacent users and the overall impact on the character and appearance of Ronaldsway Business Park."
6.2.5 Recreation Policy 2 aims to protect land with potential recreational value, considering both private and public ownership, as stated in paragraph 10.3.2. According to paragraph 10.3.5, redevelopment of underused, poorly maintained, or inappropriately located open spaces may be permitted, provided alternative recreational spaces are made available. These new spaces must be easily accessible to the local community and equal or superior in type, quantity, and quality to those being replaced. The policy allows for the loss of recreational facilities if alternative provision is made and if the redevelopment leads to an overall community benefit without significantly affecting local open spaces, recreation opportunities, or the character and amenities of the area.
6.2.6 The applicant has supplied a document entitled recreation policy statement which considers the policy and the history of the bowling green and recreation facilities, in order to advance an argument that the use is redundant and there is no apparent need for its replacement.
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6.2.7 Site 5 was historically in private ownership by the Ronaldsway Aircraft Factory. Ronaldsway A.F.C. used the land as a football pitch until 2014. The Department of Infrastructure (DoI) acquired the land in 2016, and since then, no recreational activities have occurred on the wider site. The football pitch and bowling green have since become overgrown and unmaintained.
6.2.8 The facilities within the site's red line is thought to be the bowling green. Historic photos (from Ronaldsway AFC Facebook page) show football being played in front on the pavilion building on the land which lies outside this site and between it and the Aircraft Factory.
6.2.9 In respect of the bowling green the applicant has stated,
"To assess the demand for a new bowling green following the loss of the existing, disused facility, we consulted with the Castletown and Malew Commissioners. Castletown Commissioners confirmed that, apart from the Castletown Bowling Club, there have been no requests for bowling facilities in the past nine years. The town is currently negotiating a long- term lease with the Castletown Bowling Club, which has been communicated to the local bowling community."
6.2.10 In terms of Bowling Green provision the applicant has used sources to calculate existing levels of provision in terms of population per bowling green. The findings were that, "Douglas, while larger, provides a comparable bowling green provision per capita to Castletown & Malew, with one green for every 5,573 people versus Douglas's 1 per 5,333. Since Douglas effectively serves a population nearly five times larger with its five greens, it suggests that Castletown & Malew does not require an additional green.
6.2.11 Although the policy seeks to protect recreational facilities, whether public or private, and whether they are in use, or have the potential to be used, it also designates the site for, inter alia, light industrial purposes rather than protecting it as a recreational facility. There also does appear to be sufficient recreational facilities within Castletown and Ballasalla and consequently this is not considered to be a reason for refusal.
6.3 THE POTENTIAL IMPACT UPON THE VISUAL AMENITIES OF THE AREA (IOM Strategic Plan 2016 - General Policy 2, Strategic Policy 4 & 5)
6.3.1 In terms of the potential impacts upon the visual amenities of the area, the design and access statement part 2 provides views of the site from various vantage points.
A5 Douglas Road
6.3.2 The view to the airport from the north east along the A5 will be screened by the elevated ground of Creggans Hill. There would be a view from the point rear of the RAC Building and Creggans Hill across the rear car park and service area to the RAC Building, however this would be a narrow viewpoint from the A5. The RAC building would remain dominant from this location due to its close proximity to the A5.
6.3.3 Views from the A5 towards the site would be achievable from the south of the RAC building looking in a west and north western direction however again this would be a narrow window and again the RAC building due to its proximity would remain the more prominent feature.
6.3.4 Between The Ronaldsway Business park access/ roundabout and the southern part of the airport building the road is well vegetated with hedging that exceeds the height of vehicles and as such views are not achievable from the A5 from these points.
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A3
6.3.5 The A3 runs in a north east to south west direction at a distance of in excess of 500 metres to the west of the site. The A3 is well vegetated with hedging which block views across to the site and additionally the Steam Railway provides a further barrier with this being well vegetated. It is however considered that some minor views of the building may occur from this direction however given the context of the site and separation distance it is considered that these would be read as part of the Business Park/ industrial estate.
Footpath from A3
6.3.6 There is a public footpath that runs east from the A3 that crosses the Railway line giving access to the Ronaldsway Halt platform which lies to the west of the site and gives access through the Business Park along the internal access road to the south of the proposed building. The area is well vegetated however views of the building would become apparent closer to the site however it is not considered that the building would be overly prominent given it is located on a Business park with other buildings, albeit of a larger scale.
Steam Railway Line
6.3.7 The Steam Railway runs in close proximity to the western edge of the site and is separated by a belt of some 20 metres of vegetation formed by trees, shrubbery and hedging that lie between the railway and the site. The vegetation would provide a good screen, however it can't be ruled out that some views through the vegetation where thinner would occur especially where less dense and of a lower height.
Other views
6.3.8 Other views would be from within the business park mainly along the southern access road, which has a dense belt of vegetation but the proposed access will open up a section of this to facilitate entry, however the applicant has sought to provide new planting back of the access which will provide a degree of screening of the car parking and the frontage once established.
Summary
6.3.9 There is some concern that any building of this size results in the appearance of built form projecting to the open countryside in this location, especially when viewing the site from the western side A3/ Railway points. The Railway and the vegetation to the west of the site does however provide a strong break between the business park and the fields to the west. While in plan form, the proposal is a clear continuation of the Business Park both from the south and to the east (RAC Building and Airport).
6.3.10 The building is well screened from the A5 and the Airport via the RAC building and existing vegetation to the road, and given the site is to the western end of the business park there is considerable separation from the A5.
6.3.11 Overall, it is considered the proposal will change the character and appearance of the site and this location; however, with the proposed design and finishes of the building and the tree retention to the west and south boundaries, as well as some additional planting, the proposals are considered to provide mitigation. In addition given the site is designated for development; it is that the visual impact of industrial development was acceptable when the Area Plan was produced.
6.4 POTENTIAL ECOLOGY IMPACTS/TREE LOSS - (Environment Policy 4, 5 & 7 and Climate Change Act)
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Ecology
6.4.1 As part of the submission an "Ecological summary note" was submitted and additionally a "bat report" and an "ecological mitigation plan" have been submitted.
Ecological Summary Note
6.4.2 Ecology Vannin was commissioned by the Isle of Man (DfE) to produce an Ecological Summary Report for a parcel of land to the west of the RLC building, Ronaldsway ATG Business Park.
6.4.3 The report was based on the following:
o Preliminary Ecological Appraisal Report (PEAR) (MWT Consultancy 2020) o Protected Species Survey - Common Lizard (MWT Consultancy 2021) o Bat Activity Report (Manx Bat Group 2021) o Bird Survey and Data Report (Manx Birdlife 2020)
6.4.4 The note made recommendations that loss of grassland and habitat be compensated or by enhancements to areas outside the building. Any loss of trees compensated for by replacement planting and the creation of a small wildlife pond would benefit a range of wildlife, including birds, bats, invertebrates and frogs. Nest facilities around the building would also enhance biodiversity.
Bat Report
6.4.5 A Bat report dated August 2024 has been submitted. An earlier study assessed bat activity over the area of land occupied by the Ronaldsway Business Park near Ballasalla in the Isle of Man during the spring, summer and autumn of 2020. Monitoring by the Manx Bat Group found very few bats to be present and the results of that study showed the land to have low potential for bats.
6.4.6 A survey of the site for a proposed medical production facility and headquarters building was carried out using static ultrasound detectors during the summer of 2023. The results confirm the original assessment of the site's bat potential. An examination in 2024 of the trees proposed for removal at the site indicate negligible bat roosting potential.
Ecological Mitigation Plan
6.4.7 Landscape planting is proposed to the building perimeter to form a mixed hedge of native species.
6.4.8 A dedicated improvement area is located to the front of the site back of the site access and forward of the building prior to the car park, where a pond area will be created and planted with appropriate species.
6.4.9 Additional nesting and habitat creation is also proposed around the building in the form of crevice and swift boxes, as well as wildflower planting to the perimeter.
Ecosystem Comments
6.4.10 The Ecosystem Policy Team outline that they consider the submitted ecological information are all in order and a suitable level of assessment has been made. No objection is raised by the Ecosystem Policy Team subject to conditions listed within their representations. These are recommended with the exception of ongoing management of habitat which would be
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difficult to enforce. The team would also wish to remind the applicants to follow precautionary working statements as set out in the Environment Statement to prevent any offences under the Wildlife Act.
Tree loss
6.4.11 The proposal, namely due to the works to provide access would result in the removal of one category B tree, one category C tree group and partially removal of one category B tree group.. All other trees on the site are to be retained and protected.
Single Tree (Cat B)
6.4.12 The individual cabbage palm tree, T4238, proposed for removal, has been given a category B rating due to its structural and physiologic condition. Cabbage palms are a non- native tree planted for ornamental purposes so are unsuited to this landscape and setting. The tree also has a low visual amenity value.
Group G1 (Cat C)
6.4.13 The Leyland cypress trees which form the former boundary of the bowling green which comprise the category C tree group, G1, proposed for removal are in poor physiological health. G1 is prominent in the local landscape due to their height, but is an unattractive feature, and since the bowling green is no longer in use, serves no purpose, therefore the removal of this group should not be considered significant.
Group G3 (Cat B)
6.4.14 The partial removal of G3, is required to form a new vehicle access, will result in the estimated loss of 30 to 40 trees.
6.4.15 It is estimated that up to 30% (c.2,060m2 ) of G3 may need to be removed, leaving a c.2,800m2 group to the East and c.1,960m2 group to the West.
6.4.16 The removal of part of the group is therefore significant however, the road to the South services a small number of industrial units within the business park and G3 is not visible from any public highway or significant vantage point outside of the industrial estate, therefore the overall visual impact of this tree loss is not be considered significant.
Summary of removal
6.4.17 The complete removal of G1 and T4238 and the partial removal of G3 will result in an approximate 2,495m2 loss of tree canopy cover within the survey area. The retained tree canopy cover within the survey area will be approximately 8,070m2 . The proposed development could therefore result in a 24% reduction in canopy cover.
6.4.18 The loss of the trees will not have a significant visual impact upon public amenities, being located within the business park and set behind existing buildings trees which are to be retained and will still form a strong grouping of trees. Further, additional tree planting is proposed within the site which would mitigate for some of the trees lost. On balance given the cat B tree is non-native, the G1 group is of poor quality and the section of the G3 group has low amenity and visual amenity value externally the proposals are balance considered not to result in a significant impact, particularly given the context of the site has a business park.
6.5 Potential impact upon highway safety / Parking provision / Travel Options (Isle of Man Strategic Plan - Strategic Policy 10, General Policy 2, Transport Policy 2, 4, 5, 6, 7 & 8; Climate Change Act 2021; Manual for Manx Roads and Active Travel)
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6.5.1 Vehicular access from the A5 is via a roundabout onto dedicated access roads that lead to all sites within the Ronaldsway Business Park. Pedestrian access is from surrounding footpaths and a link directly into Ronaldsway Airport. To the west are the Silverburn River and direct access to the Millennium Way footpath that provides connectivity between the settlements of Castletown and Ballasalla. Good public transport links exist along the A5 corridor and run past the site.
6.5.2 The proposed access arrangements are to be in two phases. For the first phase, access to the site is to be via the lane from the Ronaldsway access road to the Ronaldsway Aircraft Sports and Social Club pavilion in advance of a new permanent access road and junction being constructed to the Ronaldsway Business Park under phase 2 after completion of the building. On opening the new access road, the temporary arrangement is to cease.
Proposed Access
6.5.3 A Road Safety Audit and Designers response have been supplied by Highways Mann Transport Consultants and the junction design is in response to the findings of the audit.
6.5.4 A 3 metre wide pedestrian and cycle link has been incorporated from the junction to the building for cycle and pedestrian access as a result of the audit.
Sustainable travel
6.5.4 The proposal in line with the MfMR provides an over provision of cycle provision with 24 cycle parking spaces in the form of 12 hoops in a cycle store, which will be located adjacent to the entrance of the building.
6.5.5 8 of the proposed parking spaces including one of the accessible parking spaces have the potential to incorporate EV charging facilities.
6.5.6 Given the location of the site which is within the Ronaldsway Industrial Estate, the site is not directly served by public transport. There are no bus stops fronting the A5, the nearest being opposite at the Airport itself. The regularity of busses that serve the airport is high, service numbers 1, 1a, 2, 2a, 11, 11a,12, 12a and can be accessed by pedestrians from the site via the proposed and existing footpath network.
Parking provision 6.5.7 The proposal as indicated on the application forms shows a gross floor space of 13,097 square metres. An internal layout drawing has been submitted which shows how the internal floor space will be laid out and this shows that of the 10,004 square metres of usable space only 960 square metres would be occupied due to the large area required for growing plants, processing and storage and distribution.
6.5.8 The Parking Standards within the IOMSP seek Light Industrial development of having 1 space per 30m2 gross floor area. Accordingly, a building of 13,000 sq metres would require in excess of 400 parking spaces. However given that the majority of the space is taking up by processes ie plant growth etc. only 960 metres is occupied space that would support workers and as such it is considered more reasonable to use this figure to work out parking requirements. Thus 960 square metres (960/30 = 32) would necessitate 32 car parking spaces. The proposal would have a total of 59 dedicated car parking spaces and a further 3 accessible spaces are proposed (2 for visitors).
6.5.10 The proposal therefore meets the required parking standards of the IOMSP.
Highway response
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6.5.11 Highway Services have considered the application in detail and provided a number of comments, including details comments and suggested conditions (dated 17.10.2024 online). The key comments confirm the submitted audit is acceptable and therefore addresses previous response, the Road Safety Audit and designer's response has been completed and the junction design revised to accommodate the auditor's comments. An internal layout drawing has been submitted that demonstrates high levels of unoccupied areas within the building and demonstrate the proposals as such have low staffing levels and therefore lower levels of parking are considered justifiable.
6.5.12 The Department gives significant weight to the conclusions of Highway Services who find the overall development and it impacts in relation to highway safety, traffic generation and consequence impacts upon the highway network to be acceptable.
6.5.13 The development has outlined a number of sustainable transport options which would meet the aims of Strategic Policy 10 which seeks new development should be located and designed such as to promote a more integrated transport network with the aim to: (a) minimise journeys, especially by private car; (b) make best use of public transport; (c) not adversely affect highway safety for all users, and (d) encourage pedestrian movement. The proposal meets these aims as well of those of the Active Travel Plan and Manual for Manx Roads.
6.5.14 For the reasons outlined it is considered the proposed development at the level indicated, would be acceptable form a highway safety point of view and while it will have an impact on the surrounding highway network by additional traffic begin generated, the impacts are not so significant to warrant a refusal.
6.6 Drainage/flooding issues
6.6.1 Dealing with flooding relating matters, the site is not within an area at high risk of either tidal or fluvial flooding. From flood maps the full site is shown to be at a low to negligible risk of flooding from the river and sea, with the majority of the site also shown to be at the same low risk of surface water flooding, except very small pockets to the south and northeast corner.
6.6.2 The applicant has supplied a drainage strategy and this states,
"...the existing site is mostly undeveloped, with greenfield runoff rates of 10.4l/s and 24.9l/s, depending on the return period and a QBAR value of 12l/s, for the 26,260m2 site area. It is therefore proposed that the maximum discharge rate from site will be restricted the existing sites QBAR value of 12l/s."
6.6.3 Due to the irrigation needs of the plants grown at the proposed facility, it is proposed the roof area will be served by a rainwater harvesting tank that will serve the dual purpose of serving the water requirements on site and providing surface water attenuation. The irrigation requirements have not been considered in the design of the rainwater harvesting tank, with the size calculated just on the attenuation needed to store water and prevent flooding. It has been calculated that a tank of dimension 1,100m2 in area x 1m deep would be needed to attenuate the building runoff for the 100-year storm event including a 40% allowance for climate change, with an allowable discharge rate of 6l/s attributed to this part of the development.
6.6.4 It is proposed that the parking area serving the site will be formed of tanked porous construction and is subject to condition to install prior to occupation of the buildings, which will attenuate surface water runoff collected on this area, within the Type 3 sub-base, that will incorporate 30% voids. The Type 3 aggregate will also act as a water quality treatment facility, to filter out any potential contaminants. The porous paving will be self-serving and will have a plan area of 1,120m2 , and a depth of 0.2m to accommodate the 100-year storm event
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including a 40% allowance for climate change, with an allowable discharge rate of 2l/s attributed to this part of the development.
6.6.5 In summary the strategy proposes that surface water generated on site will be stored in 3 separate facilities, a rainwater harvesting tank collecting building runoff, that will serve the sites irrigation needs, as well as attenuating rainwater, porous paving serving the car park area and an attenuation facility, either a large diameter pipe or tank, serving the access road and other hardstanding area. The surface water drainage network has been designed to cater for all flood events up to and including the 100-year storm, including a 40% allowance for climate change.
6.6.6 The applicant has clarified that surface water will be discharged via the existing Manx Utilities system and has such does not create a new connection to the River and has confirmed by Environmental Protection a license is not required. Both Highways Drainage and Manx Utilities have raised no objections from a drainage perspective. DEFA Fisheries requested more details and confirmation of any connection to the watercourse, additional drainage details were provided that show no new connection and that surface water will connect via the existing network, despite further consultation no comments were received and as such it is assumed Fisheries have no objections.
6.6.6 Overall, the Department and the majority of the drainage authorities have considered all aspects of drainage for the scheme and have raised no objection. Accordingly, given the comments received and as Building Regulation will also considered drainage aspects the Department is comfortable that all aspects of drainage/flooding are acceptable.
6.7 Utilities
Electricity
6.7.1 The proposals include the construction of a new 11kv supply substation which will be within the site and funded by the applicant to facilitate the power requirements of the facility. The additional apparatus relate to the cabling network and connection to the grid.
6.7.2 The submitted plans include the substation adjacent the entrance and main access so it is easily accessible and the cable connection which will run under the circular road towards the railway where it will connect to the main network.
6.7.3 The applicant has been in contact with Manx Utilities to negotiate this approach and commented that,
Manx Utilities understands that GLO-labs is progressing with a phased approach with demand for power increasing as the scheme progresses. At its peak, Manx Utilities understands that the scheme will require no more than 3MW in total by the final phase of development. Technically this additional demand can already be met with our existing generation infrastructure.
Furthermore, Manx Utilities also understands that as technology improves, GLO-labs intend to improve the efficiency and balancing opportunities of their development, which could help to reduce power consumption across peak demand periods further. With this in mind, Manx Utilities has no objections to the development from a current and future power system perspective.
Gas
6.7.4 A high capacity gas pipeline is located outside the site and runs alongside the railway. A drawing has been provided drawing number 08 Rev 1 which shows the location of the pipeline and stand-off distances to the building. Manx utilities have confirmed that the details
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demonstrate that the 7 metre easement requirements from the pipeline will not be affected and as such they are satisfied.
Water
6.7.5 Based on the figures provided, GLO-labs facility is expected to use a maximum of 25 Million Litres (ML) of water per year, or a maximum of 0.06ML per day. Manx utilities have made the following comments with regard to water consumption, "Assuming a worst case scenario that all of the development's water needs are met by Manx Utilities infrastructure, there is sufficient capacity in the network at a local level, and Manx Utilities has no objections to the development from a water delivery perspective. With respect to the wider implication of the increased daily demand for water at an all Island level, the expected increase in demand of 0.06ML/day only represents a 0.2% increase in demand compared to the current total daily demand of 30ML/day. In isolation there is no concern with this development and Manx Utilities has no objections to the development from a water resourcing perspective."
6.7.6 It should also be noted the above is worst case and the applicant has proposed a drainage strategy that seeks to store water to accommodate some of the water needs and as such the external water demand is considered to be lesser than stated above.
6.8 Pollution
Waste
6.8.1 The facility mass balance diagram in the design statement confirms that the green waste produced would be 13,800kg per year, consisting of leaves and plant based by products from the extraction process and stalk waste. This is equivalent to 38kg daily.
6.8.2 It is the applicant's intention to recycle green waste on site via accelerated composting and to re-use this within the site. The submitted plans show a waste store which is designed to accommodate this. If waste cannot be reused it will be disposed of via a licensed facility on the Island.
6.8.3 The applicant has also had discussion with Manx utilities regarding using waste from stalks as a fuel source. Manx utilities 2030 decarbonisation targets rely on the use of carbon neutral fuels which could include stalk waste. As such if not composted, and if not used as fuel waste would be disposed of via a licensed facility.
6.8.4 Environmental Protection raise no objection in terms of the waste from the facility.
Lighting
6.8.5 All external lighting has been designed using 2200k temperature LEDs to minimise more harmful low frequency wavelengths of light. In addition all lights will be downward distribution only, with no direct light spill at the 0 degree angle in order to reduce upward sky glow pollution and maintain dark sky compliance.
6.8.6 Both the airport and Ecosystem team have been consulted on the lighting scheme and neither raise any objections.
6.9 Archaeology
6.9.1 Appendix 4 of the Environmental Statement includes a Preliminary Ground-truthing Survey for Archaeology which is from 2016. The survey covers a wide area focussed on Creggans Hill, but also considered the application site.
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6.9.2 The site was considered to have lesser potential than that of Creggans Hill, however it was still considered there may be some potential and as such a watching brief was recommended, which will be conditioned.
6.10 Climate Change
Construction Phase
6.10.1 The applicant has outlined measures that will be incorporated into a Construction Environmental Management Plan.
Electricity Supply
6.10.2 The applicant has confirmed that they are committed to the Guaranteed Green Energy Tariff until the Manx Utilities Energy network is decarbonized. GLO labs intends to meet its energy needs using Renewable Electricity Guarantees of Origin (REGOs). This guarantees 100% of their energy needs will be met from renewable electricity imported through the existing interconnector. As long as this approach is taken there will be no increase in emissions from electricity use by the facility.
Embodied Carbon Reduction
6.10.3 The building's design utilises straightforward construction and locally prevalent materials used in industrial buildings seen across the Isle of Man. These buildings typically feature concrete slabs with a steel frame clad in powder coated insulated composite cladding panels for both walls and roof, the proposals are no different. The designs statement outlines a choice of materials specifically produces that are Low Embodied Carbon (LEC) panels which can reduce carbon footprint by upto 20% above standard alternatives.
Other Climate Change matters
6.10.4 Above in the report it has been outlined how green waste will be recycled and additionally that surface water runoff will be utilised both of which are beneficial.
6.10.5 The Climate Change team have confirmed the above information satisfies there requirements and raise no objections.
POTENTIAL IMPACT UPON NEIGHBOURING AMENITIES - (General Policy 2 and Environment Policy 22)
6.11.1 The nearest residential properties lie to the south on Brookfield Avenue and are some 500 metre away from the site with views across fields towards the southern side of the Business Park. Given the distance and intervening buildings and vegetation it is not considered the proposals would result in any significant impact on these residents.
6.11.2 To the west there is a group of farm buildings with a farm house however again these are situated in excess of 500 metres from the site and as such there is not considered to be a significant impact.
6.11.3 Any residential properties to the north east and north are screened by Creggans Hill and as such would not be impacted upon.
6.11.4 The use proposed is considered acceptable with the sites allocation and not considered to impact on other units adversely within the business park. The distance to the nearest residential dwellings is substantial and added to this screening from the business park
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boundaries and intervening buildings there is not considered to be any significant amenity impacts resulting.
6.12 ECONOMICAL BENEFITS - (A Guide for Applicants: Supplementary Guidance on Economic Issues - December 2022 and IOM Strategic Plan - Strategic Policy 6 & 7, Business Policy 1, 2 & 5)
6.12.1 The recently published "Supplementary Guidance on Economic - December 2022" provides advice to applicants in terms of the relevant economic matters that will be considered as part of any applications, especially those which have the potential for substantial business growth and benefits to the economic. This guidance links to the relevant planning policies of the IOM Strategic Plan and those in this case in the Area Plan for the South which are outlined in the policy section of this report.
6.12.2 This reflects the Tynwald approved "Economic Strategy" which followed the "Our Island Plan". Within the forward of the latter it states;"...to develop a strong and diverse economy, which is sustainable, ambitious and built on firm foundations to provide economic success, rewarding career opportunities and prosperity which will positively impact all residents in the Isle of Man."
6.12.3 Comments from the Department of Enterprise (Paragraph 5.1.17) are noted as these consider the submission in terms of the economic benefits of the proposal against Government Policy on such matters and there concluding comments state;
"For background, the medicinal cannabis sector is the newest industry sector to be added within Business Isle of Mans strategy to encourage and expand regulatory entrepreneurship as an economic engine for the Island's growth. In 2021 the Isle of Man Government introduced a flexible and detailed regulatory framework to allow commercial operators to grow, manufacture, distribute and export cannabis products under license from the Isle of Man."
6.12.4 And, "This application quotes the creation of more than 60 jobs within 3 years across a range of skills and salary levels, adding diversity to the economy along with revenue to the public and private sectors via income tax, NI and the multiplier effect. In doing so, these proposals contribute to delivery of one of the Business Agency's key performance indicators within the Department for Enterprise Department Plan which is to deliver 250 new jobs for the Medicinal Cannabis Sector over 3 years. The job numbers are commensurate with the discussions the Agency has undertaken with the applicant.
The business Agency considers the proposals, represent substantial investment in a new sector in the islands economy which will also play an important part in supporting the development of a strong and diverse economy, which is sustainable, ambitious and built on firm foundations to provide economic success, rewarding career opportunities and prosperity which positively impacts all residents on the Isle of Man.
In Conclusion and having considered the scheme within the context of the Island Plan, the economic strategy, the departments plan and Isle of Man climate change plan, I am grateful for this opportunity to offer the Business Agency's support for this scheme and trust you find our comments of use."
6.12.5 The applicant has provided the following information in terms of the phasing of job information,
"GLO has a clear plan for workforce growth, which will significantly impact the Isle of Man's employment market. We forecast employing 10 full-time employees (FTEs) by the end of year one, growing to 50 by year two, and reaching 62 by year three. Notably, 90% of these roles
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will be filled by Isle of Man residents. The positions will range from entry-level roles to highly specialised jobs across sectors such as horticulture, scientific research, engineering, finance, and administration, further enriching the diversity and skill base of the local economy".
6.12.6 It is clear from the submission that the proposal would bring economic benefits to the IOM and the Isle of Man Strategic Plan, The Economic Strategy and the "Our Inland Plan", especially given the site is designated for such development.
7.0 Conclusion
7.0.1 The site is designated for industrial development.
7.0.2 The designation is the subject of development brief 5 to which the proposals are considered to comply with part 1 of. Part 2 relates to consideration of recreation policy 2 and the loss of a facility - in this case a bowling green. The applicants have demonstrated that sufficient provision is already available in the south of the Island.
7.03 The development will clearly change the landscape character of the site/area from one of an undeveloped site, to a prominent part of the wider business park. Whilst the site is well screened by vegetation and intervening buildings, the building proposed is of a scale where the majority of the site is taken up by the building itself. That being said it is considered wider views would be perceived as a building that sits within a business/ industrial setting.
7.04 The size of the building proposed within the tight confines of the site area mean that there is some tree loss, predominately in order to facilitate the access point to the south. Ecological mitigation and additional planting are proposed to the site frontage and periphery of the building along with nesting and wildflower enhancements. External lighting has been designed to retain dark skies and not impact on both bats and the airport.
7.05 The submission has demonstrated suitable drainage and that utilities in the form of electricity, gas, and water will not be significantly impacted upon and Manx utilities confirm no issues in this regard. Additionally details of climate change consideration in the form of material use, recycling water, composting, green energy use are all supported.
7.0.6 There are no highway safety/parking concerns raised by the development and while the proposal will increase traffic generation it has been confirmed by Highway Services that this would not have an unacceptable impact to the existing highway network.
7.0.7 Finally, in terms of the economic benefits, the submission will bring a number of job opportunities in a variety of different skilled and non-skilled roles which can only be a benefit to the IOM economy and its residents.
7.0.8 It is considered for the reasons indicated within this report the proposal overall, would not have any significant adverse impacts upon public or private amenities.
7.0.9 It is considered that the proposal complies with Isle of Man Strategic Plan 2016; Strategic Policy 1, 2, 3, 4, 5, 7 & 10; Spatial Policy 1 & 3; General Policy 2 ; Environment Policy 4, 5, 7,10, 13, 22, 24, 26, 27, 28 & 42; Business Policy 1, 2 & 5; Community Policy 10; Transport Policy 1, 2, 4, 6, 7 & 8 of the Isle of Man Strategic Plan 2016
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material;
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(c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __
I can confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to the it by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : ...Permitted... Committee Meeting Date:...11.11.2024
Signed :...G NORTHERN... Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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