Loading document...
TOWN AND COUNTRY PLANNING ACT 1999 The Town and Country Planning (Development Procedure) Order 2019 In pursuance of powers granted under the above Act and Order the Department of Environment, Food and Agriculture determined to APPROVE an application by Graylaw International Ltd, Ref 25/90887/REM, for the Submission of all details for the erection of distribution centre including warehouse, offices, maintenance and ancillary buildings in relation to part approval in principle 22/00416/B at Land To The South Of Cooil Road Cooil Road Braddan IM2 2AY . Any conditions or notes which apply to the approval are set out below. This approval is subject to compliance with any conditions listed and may not be implemented until it becomes final (see guidance notes). - 1. The Reserved Matters application 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. - 2. Prior to commencement of any works drainage details (foul, attenuation and surface water) shall be submitted in writing to the Department for approval which demonstrate adequate drainage of the application site which connects to the already approved drainage details approved under 22/00416/B. The details shall also induced details of how the surface water drains incorporate pollutant dilution and capture measures before entering nearby natural water courses, ensuring pollutants washed into drains are diluted or captured for removal. Reason To ensure adequate drainage of the site and ensure pollution measures are in place. - 3. The distribution centre including warehouse, offices, maintenance and ancillary buildings shall not operate outside the following hours; Monday 0700hrs to 1900hrs Tuesday 0700hrs to 1900hrs Wednesday 0700hrs to 1900hrs Thursday 0700hrs to 1900hrs Friday 0700hrs to 1900hrs Saturday 0700hrs to 1000hrs. Sunday/Public Holidays Closed Reason: In the interests of the residential amenity of the area and as the times indicated where those stated within the application submission. - 4. All existing trees shall be retained, unless shown on the approved drawing Nr 114 as being removed. All trees on and immediately adjoining the site shall be protected from damage as a result of works on the site, to the satisfaction of the Department in accordance with British Standard BS5837:2012 (Trees in relation to Design, Demolition and Construction Recommendations) for the duration of the works on site and the development is completed. In the event that trees become damaged or otherwise defective during such period, the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented. In the event that a tree dies or is wilfully removed without prior consent it shall be replaced as is reasonably practicable and, in any case, by not later than the end of the first available planting season, with trees of such size, species and in such number and positions as may be agreed with the Department. Reason: to ensure the continuity of amenity afforded by existing trees. - 5. All tree planting and landscaping comprised in the approved details of planting plan as approved under drawing Nr 01 REV 07 (Detailed Planting Plan) shall be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the development, whichever is the sooner. Any trees 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 net gain. - 6. Prior to the occupation/operation of the development the vehicle access, parking, layout, vehicle turning, cycle and bin facilities shown on the approved drawings Nr 02 REV 07 and 105 REV A shall be completed and retained thereafter. Reason; in the interest of highway safety, sustainable travel, bin storage and adequate parking provisions. - 7. Prior to the occupation/operation of the development the pedestrian/cycle link to Cooil Road as shown on the approved drawings Nr 02 REV 07 and 105 REV A shall be completed and retained thereafter. Reason; in the interest of sustainable travel provisions. - 8. The external lighting shall be installed as shown on the approved drawing Nr 106 REV A and retained thereafter and shall only operate between 0630hrs and 2000hrs Monday to Friday and 0630hrs and 1100hrs on Saturdays. No external lights shall operate on Sundays and/or public holidays. Reason; In the interest of visual amenities of the area, residential amenities and ecology and as the times indicated where those stated within the application submission. - 9. Prior to the commencement of any development a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs and doors, 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. Such details should included the northeast and southeast elevations all finished/coloured in a Anthracite RAL 7016 colour. Reason: In the interests of the character and appearance of the site and surrounding area. - 10. Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019 (or any Order revoking and/or re-enacting that Order with or without modification), the unit hereby approved shall only be used for Storage/distribution (Class 2.4) and for no other purpose at any time. The office accommodation shall only be used as ancillary to the main building/use and for no other purposes or used as separate office accommodation. REASON: The Department has assessed the impact of the proposal on the basis of the specific use and any alternative uses within the same Use Class will require further consideration. - 11. Notwithstanding the meaning of development in Section 6 of the Town and Country Planning Act 1999 or any act revoking or re-enacting that Act, no mezzanine floor shall be constructed without a further application for planning approval being submitted and approved. REASON: the parking provision is considered acceptable on the basis of the floor area of the proposed units as shown in the submitted plans. - 12. Prior to the commencement of any development, details shall be submitted in writing to the Department for approval which demonstrate how the development will not impact the high pressure gas main and these approved details shall be fully adhered to. Reason: To ensure the development does not impact the high pressure gas main which is of critical importance to IOM energy security. This approval relates to the submitted documents and drawings reference numbers all received; 25th November 2025 - Hart 32-000-103 REV A Overall Parameters Plan Sheet 1 of 2 - Hart 32-000-105 REV A Proposed Site Plan 2481-25-01 Rev 7 BCA Landscape Plan - Hart 32-000-106 REV A Proposed Lighting Plan Hart 32-000-114 Tree Protection Plan Delta Planning Planning Compliance and Transport Statement - September 2025 22nd September 2025 - Hart 32-000-100 Site Location Plan - Hart 32-000-101 Existing Site Plan Sheet 1 of 2 - Hart 32-000-102 Existing Site Plan Sheet 2 of 2 Hart 32-000-104 Overall Parameters Plan Sheet 2 of 2 - Hart 32-000-107 Proposed Floor Plans - Hart 32-000-108 Proposed Roof Plan - Hart 32-000-109 Proposed Elevations Sheet 1 of 2 - Hart 32-000-110A Proposed Elevations Sheet 2 of 2 - Hart 32-000-111 Proposed Service Building Plans and Elevations - Hart 32-000-112 Proposed Sub Station and Bicycle Store - Hart 32-000-113 Cgi Images Hart 32 Photo Montage - 2481-25-01 Rev 7 BCA Landscape Plan - 2481-25-02 BCA Tree Pit Detail Eden Park Planning Statement Eden Park Earthworks Statement BB Consulting Drainage Statement - September 2025 NOTE The industrial access road to the development and proposed pedestrian/cycle link to Cooil Road will require a Section 4 Highway Agreement if they are to be adopted. NOTE This decision notice relates to a Reserved Matters approval pursuant to Approval In Principal application/Full Detailed Application 22/00416/B. For the avoidance of doubt all conditions that apply to 22/00416/B and those on this decision notice apply to the development and should be read in conjunction with one another. This decision has been made for the following reasons(s) Overall, it is considered the proposal would be developing a site which is designated for industrial development, while having a visual impact it is not considered such impact would have a detrimental impact upon the landscape/street scene to warrant a refusal. The development will appear as a planned urban extension of Douglas into the open countryside; albeit this is not an uncommon occurrence around existing settlements and has been happening to Douglas and other settlements for decades. The proposal would equate to a sustainable development given its closeness and good pedestrian and cycle links to residential areas in Douglas and also Douglas City Centre and would meeting the overarching aims of the IOM Strategic Plan i.e. "Towards a Sustainable Island" and other Government Document's seeking sustainable development and Active Travel. There are no highway safety/parking concerns raised by the development. The proposed development will not result in an unacceptable risk from flooding on or off site. Further, the surface water runoff and foul drainage have all been accommodated in a suitable and acceptable way for the relevant drainage authorities as approved previously/additional condition. Further it is concluded for the reasons indicated within this report the proposal overall, would not have any significant adverse impacts upon public or private amenities and would therefore comply with the relevant planning polices of the Isle of Man Strategic Plan 2016, Area Plan for the East 2020, Climate Change Act 2021, Manual for Manx Roads. Date of Issue: 26th January 2026 A MORGAN Interim Director of Planning and Building Control Guidance Note This decision was made by the Planning Committee in accordance with the authority delegated to it. This decision refers only to that applied for under the Town and Country Planning Act 1999 and its subordinate legislation.
A copy of the Officer’s report and any correspondence which informed the assessment and decision is available to view on the Government’s website (via https://pbc.gov.im/onlineapplications/)
Implementation A determination to grant planning approval does not have effect —
Development must be carried out in accordance with the approved plans and any attached conditions (irrespective of any changes that may separately be requested at the Building Control stage or by any other Statutory Authority). This approval does not remove the need to also comply with any other relevant legislation.
Any conditions requiring certain works, submissions etc. prior to commencement of development must be fulfilled prior to work starting on site. Failure to adhere to this approval and meet the requirements of all conditions may invalidate this approval or result in formal enforcement action.
Appeal Any appeal can only be made by a person who has been accorded rights to do so, must be in writing, include the appropriate fee and be submitted to the Department within 21 days of the date of this Notice.
Guidance on how to appeal is available at gov.im/howtoappeal
Copyright in submitted documents remains with their authors. Request removal
View as Markdown