Decision Notice

Planning Officer Report And Recommendations

Application No. : 25/90887/REM Applicant : Graylaw International Ltd Proposal : 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 Site Address : Land To The South Of Cooil Road Cooil Road Braddan IM2 2AY Principal Planner: Chris Balmer Photo Taken : 24.10.2025 Site Visit : 24.10.2025 Expected Decision Level : Planning Committee

Recommendation Recommended Decision: Permitted Date of Recommendation: 06.01.2026 _________________________________________________________________

Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions

• C 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.

• C 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.

• C 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.

• C 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.

• C 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.

• C 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.

• C 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.
• C 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.

• C 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.

• C 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.

• C 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.

• C 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.

• N 1. 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.
• N 2. 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 application has been recommended for approval for the following reason.

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.

Plans/Drawings/Information;

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

_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection/conditions attached Local Authority - No Objection Manx Utilities - No Objection/conditions attached Department of Enterprise - No Objection

_________________________________________________________________ Officer’s Report

THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE DIRECTOR OF PLANNING AND BUILDING CONTROL

• 1.0 THE APPLICATION SITE
• 1.1 The application site forms a parcel of land to the northwest corner of the overall larger site, which is made up of a number of parcels of land (approximately 19 hectare - 47 acres)

• located to the west and south of Riley's Garden Centre and the existing Eden Park Business Park units and land to the south of Robinson's food distribution facility and Jackson's car dealership up to and including the recently constructed access to the car dealership. In addition to the main development area, the site includes two strips of land extending in a south-westerly direction (one at the western and the other at the eastern edge) towards and alongside a brook, known locally as Middle River. Furthermore, a narrow piece of land south of Cooil Road along the frontages of Jackson's, Robinson's and Riley's Garden Centre has also been included within the site boundary as well as the existing access to the Eden Park Business Park.
• 1.2 The parcel of the site under consideration has a general character of the site being made up of undeveloped agricultural fields, which site level slope form north to south with hedgerows with mature trees along field boundaries.
• 1.3 The site adjoins open countryside of mixed farmland fields and traditional hedgebanks. A number of isolated farm houses are located to the west of the application site off Colooneys Road. The closest property is Garey Ashen, which lies approximately 100m to the west of the application boundary and is separated from the site by an agricultural field. There are also a number of properties to the south-east of the site located off New Castletown Road. The closest dwelling, Brookside, immediately adjoins the very southern edge of the application site.

• 2.0 THE PROPOSAL
• 2.1 The application seeks approval for the Reserved Matters Application 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. The proposal includes a number of buildings/structures which include;

• o Storage Warehouse (2608sqm) which measures approximately 65m in width, 41m in depth and a height of between 12.9m and 14.1m. To the south eastern corner of the warehouse building is a attached two storey office building (245sqm) which measures approximately 14.9m in width, 8.3m in depth and a height of 6.7m;
• o A wash and service building (two bays - 183sqm) which measures approximately 8.9m in width, 20m in depth and a height of 8.9m;
• o Two sprinkler tanks to the north of the storage warehouse;
• o Marshalling Yard and parking for HGV's and Lorries; and
• o Staff parking for cars, motorbikes and cycle spaces.

• 2.2 The site is proposed to operate within the following hours;

• o Monday to Friday 7am to 7pm
• o Saturday 7am to 10am
• o Sunday Closed.

• 2.3 Planning application 22/00416/B was a combined approval in principle and full approval for phased development for industrial and business park uses including Class 2.1, 2.2, 2.3 and
• 2.4 together with access and associated infrastructure. The site was split into four phases, Zone A, B, C & D. Full approval for the access, estate road, strategic drainage infrastructure, structural landscaping and biodiversity enhancement areas and with Phase 1 of the employment units (Zone A) where approved. All other matters where reserved for future applications; hence the current application which seeks to develop part of Zone B.

• 2.4 The applicant's submission outlines that; "This proposed development is for Graylaws International, the principal logistics company serving the Isle of Man.

Having served the island for more than 35 years, Graylaws provides the Island with daily delivery services, distributing anything from single cartons or parcel deliveries to several full dedicated Arctic loads. With a depot in both Skelmersdale and the Isle of Man, they offer a comprehensive range of distribution services that cater for the island's haulage requirements.

Their specialised delivery services include options for different types of cargo, such as perishable goods, temperature-controlled, hazardous freight, medical freight or oversized items. They also provide additional services like warehousing, packaging, and customs clearance.

Their current island site in Spring Valley Industrial Estate has become increasingly inefficient due to limited space and outdated infrastructure, impacting operational capacity and flexibility. They are also currently located amongst retailers and the general public.

The proposed facility will improve sustainability and efficiency through modern logistics infrastructure, enabling them to grow operations and better serve island-wide demand. This directly supports long-term economic resilience and employment on the island.

Graylaws currently employ approximately 30 staff across their existing island operations. It is anticipated the new facility will support an increase to at least 40 staff, comprising both existing staff and new roles created."

• 2.5 For information, when "Zone B" was considered under the previous AIP application the proposal under the officer report was outlined as; "Proposals within this zone are only seeking the principle of such uses and the maximum scale of development proposed including internal floor areas and ridge heights. The proposals do not included full details of the proposed buildings design, parking areas or landscaping. These matters would be dealt at a future Reserved Matters state. This area is 3.31 hectares. The applicants have indicate that within this Zone B the maximum parameters of the development proposed in these areas would be 11,860sqm, have a maximum height of 15m (102m AOD) and the zones Use Classes would be 2.2, 2.3 and 2.4 (Light industry and Research & Development, General industrial and Storage or distribution). The submitted plans show an indicative layout of seven detached industrial buildings with associated parking. Access to this site would be from the main estate road which is outlined in paragraph 2.4."

• 3.0 PLANNING HISTORY

• 3.1 The application site and surrounding land has been the subject of a number of previous planning applications, the following of which are considered specifically material to the assessment of this current planning application:

• 3.0.1 Combined approval in principle and full approval for phased development for industrial and business park uses including Class 2.1, 2.2, 2.3 and 2.4 together with access and associated infrastructure. Full approval for the access, estate road, strategic drainage infrastructure, structural landscaping and biodiversity enhancement areas and with Phase 1 of the employment units (Zone A). All matters apart from access reserved for the development within Zones B, C and D - 22/00416/B - APPROVED subject to the following most relevant conditions; "C 29 The maximum parameters of the development proposed in Zone B and Use Classes are as follows: Uses Classes 2.2, 2.3 & 2.4, maximum floorspace (sqm gross) 11,860 and maximum height 15m (102m AOD) as set out in Environmental Statement Table 1 and drawings 07 REV A & Hart32-000-04 REV A. Reason: The Department has assessed the impact of the proposal on the basis of the specific use/s and any alternative uses will require further consideration and the visual impact has been judged on the maximum parameters of the development proposed within the Environmental Statement and Appendix 5g Visual Figures."
• 3.1.1 It should be noted there are a number of Conditions (included within 22/00416/B application) which are not listed above which still need to be undertaken before occupation or construction (i.e. Travel Plans, low level lighting, Structural Landscaping, Biodiversity Enhancements, Retention of trees shown as being retained, Tree Protection, Arboricultural Method Statements, attenuation tanks and drainage be installed as shown, installation of

footpath, bus stop along Cooil Road and paths, cycleways within the site, installation of new estate road).

• 3.0.2 Adjacent site to the south east of application site. Combined approval in principle and full approval for phased development of a Cannabis Cultivation Campus and Solar Energy Park, together with access, associated infrastructure and site engineering works. Full approval for the erection of units 1 and 2 with associated infrastructure. All other matters reserved - Land Southwest Of Cooil Road (A6) North Of New Castletown Road (A5), Braddan - 22/00678/B - PENDING CONSIDERATION
• 4.0 PLANNING POLICY

• 4.1 LOCAL PLAN - AREA PLAN FOR THE EAST 2020

• 4.1.1 The application site (which includes the entirely of the site being a Reserved Matters and needing to have the same red line as the original application) falls within two land designations, the majority of built works outlined in the proposal section of this report are within areas designated as "Industrial" under the Area Plan for the East 2020 (ref as Site BE002(a)g). There are sections of the development, namely the attention basin and pump station, service lane and micro forest planting which is on land not designated for development. The current application is makes up only a small proportion of the overall site, is within an area designated as "Industrial".

• 4.1.2 The site is not within a Conservation Area nor are there any Registered Building within or close to the site. The site is not within an area at high risk of either tidal or fluvial flooding. There are some areas at risk of surface water flooding, namely through the eastern boundary and western section of the site.
• 4.1.3 Within the written statement of the Area Plan for the East the following is relevant to site designation of BE002(a)g;
• 4.1.4 Employment Proposal 2 states; "Site BE002(a)g, to the south of Cooil Road, is designated for industrial and business park uses. This allows for manufacturing (including light and general industry); research and development; storage and distribution; and offices (subject to compliance with Business Policy 7 of the Strategic Plan)."
• 4.1.5 Development Brief 1 states; "1. Development will not be permitted on Site BE002(a)g if it could reasonably and acceptably be located on one of the sites listed in Employment Proposal 1.

• 2. No planning approval will be granted for the development of any part of Site BE002(a)g until a Master Plan for the whole of that site has been submitted to and approved by the planning authority. This must show all spatial elements, including areas intended for general industrial and business park uses, open spaces and landscaped areas, and circulation arrangements; and it must show how these elements will be phased.
• 3. There must be no net qualitative loss of biodiversity as a result of the development of this site.
• 4. The Master Plan must demonstrate how the high-pressure gas pipeline (on Cooil Road) will be protected to ensure that no adverse effects will result as a consequence of the development of this site.
• 5. Notwithstanding Strategic Plan Business Policy 5, no retail development (including bulky goods) will be approved on this site.
• 6. An Environmental Impact Assessment will be needed for any development proposed on this site.
• 7. A Travel Plan must be submitted as part of any planning application which sets out a strategy for the delivery of sustainable transport objectives, and demonstrates how these are to be achieved and updated over time.

• 8. Consideration should be given to the provision of cycle parking and changing facilities as

part of any development proposal."

• 4.1.6 As a small part of the site (eastern boundary) includes the neighbouring site designated as BE002(b)g and BE006g, it should be noted the following; Employment Proposal 3 states; "Sites BE002(b)g and BE006g, to the south of Cooil Road and north of New Castletown Road, are jointly designated for industrial and business park uses. This allows for their development for manufacturing (including light and general industry); research and development; storage and distribution; and offices (subject to compliance with Business Policy 7 of the Strategic Plan). Development Brief

• 1. Development will not be permitted on these sites if it could reasonably and acceptably be located on the site referred to in Employment Proposal 2.
• 2. …."

• 4.1.8 Natural Environment Proposal 1 states; "The Department supports the protection, creation and improvement of green infrastructure in the East, particularly in those locations which have the potential to be part of a Green Infrastructure Network. Applications for development must take into account any approved Government Green Infrastructure Strategies, but in any case, must identify how development proposals intend to contribute to the long term provision of a network of connected green spaces."
• 4.1.9 Natural Environment Recommendation 2 states; "It is recommended that ahead of making any applications for development close to the reservoirs, watercourses and wetlands in the East, applicants must discuss such proposals with DEFA to establish the need for specific design elements to be taken into account. This may include: the impact of artificial light from the development on migratory fish species, buffer distances from the river bank and visual amenity."
• 4.1.10 Transport Proposal 1 states; "Development proposals must take into account the Active Travel Strategy and any specific actions set out in the Active Travel Action Plan."
• 4.1.11 Transport Proposal 2 states; "to help deliver integrated transport networks…"
• 4.1.12 Utilities Proposal 1 (Serviceability) states; "a) All development must be connected to the appropriate service and utility. b) In order to achieve this, each service and utility required must be capable of receiving a new connection and sustaining it."
• 4.1.13 Utilities Proposal 2 - Sequencing of development states; "Intention - To manage the sequence of development in growth areas so that services are available from early in the life of new communities. Strategies to achieve this will include the following (which shall be taken to represent a policy statement on Utilities issues in the East):-

• o Define preferred development sequences in growth areas to better co-ordinate infrastructure planning and funding.
• o Ensure that new land is released in growth areas in a timely fashion to facilitate co-ordinated and cost-efficient provision of local and regional infrastructure.
• o Improve the co-ordination and timing of the installation of services and infrastructure in new development areas.
• o Support opportunities to co-locate facilities if that does not cause an inferior service as a result.
• o Ensure that planning for water supply, sewerage and drainage works receives high priority in early planning for new developments.
• o It is recommended that Public lighting should be provided to streets, footpaths, public telephones, public transport stops and to major pedestrian and cycle paths including public
• open spaces that are likely to be well used at night to assist in providing safe passage for

pedestrians, cyclists and vehicles. Public lighting must be baffled and/or directed in such a way as to not cause glare into dwellings. Public lighting should be consistent with any strategy, policy or plan for the use of renewable energy and energy efficient fittings."

• 4.1.14 Utilities Proposal 5 - Water supply, sewerage and drainage states; "Intention - To plan for the provision of water supply, sewerage and drainage services that efficiently and effectively meet community needs and protect the natural environment. This shall be taken to represent a policy statement on Utilities in the East. Strategies to achieve this will include the following:-

• o Ensure water quality in water supply catchments is protected from possible contamination by urban, industrial and agricultural land uses.
• o Provide for suitable sewerage at the time of development.
• o Plan urban stormwater drainage systems to take into account the catchment and drainage context.
• o Include measures to reduce peak flows and assist screening, filtering and treatment of stormwater, to enhance flood protection and minimise impacts on water quality in receiving waters.
• o Encourage the re-use of wastewater including urban run-off, treated sewage effluent and run-off from farmland where appropriate."

• 4.1.15 Utilities Proposal 6 Intention - To reduce the impact of flooding, stormwater and overland flow on catchments and neighbouring properties states; "Strategies to achieve this will include the following (which shall be taken to represent a policy statement on Utilities in the East):-

• o Support integrated planning of stormwater quality through a mix of on-site measures and developer-led actions.
• o Ensure stormwater and groundwater entering wetlands do not have a detrimental effect.
• o Incorporate where appropriate Sustainable Urban Drainage Systems (SuDS) into developments to:

• - Protect and enhance natural water systems while controlling and minimising effect on neighbouring properties.
• - Integrate stormwater treatment into the landscape.
• - Protect the quality of water.
• - Reduce run-off and peak flows.
• - Minimise drainage and infrastructure costs."

• 4.1.16 Employment Proposal 1 states: "The development of existing industrial land, including the following sites, will be supported for the following uses only: manufacturing; warehousing and distribution; office accommodation (subject to compliance with Strategic Plan Business Policy 7); or retail outlets (subject to compliance with Strategic Plan Business Policy 5). For the purposes of this policy, existing industrial land excludes those sites named under Employment Proposals 2, 3, 4 and 5."
• 4.1.17 Employment Proposal 2 states; "Site BE002(a)g, to the south of Cooil Road, is designated for industrial and business park uses. This allows for manufacturing (including light and general industry); research and development; storage and distribution; and offices (subject to compliance with Business Policy 7 of the Strategic Plan)."
• 4.1.18 Employment Proposal 3 states; "Sites BE002(b)g and BE006g, to the south of Cooil Road and north of New Castletown Road, are jointly designated for industrial and business park uses. This allows for their development for manufacturing (including light and general industry); research and development; storage and distribution; and offices (subject to compliance with Business Policy 7 of the Strategic Plan)."

• 4.2 STRATEGIC PLAN

• 4.2.1 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning 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
• 6 Major employment-generating development should be located in existing centres
• 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 Spatial Policy

• 1 The Douglas urban area will remain the main employment and services centre for the Island
• 2 Building in defined settlements or GP3 General Policy

• 2 General Development Considerations
• 3 exceptions to development on land not designated Environment Policy

• 1 The countryside and its ecology will be protected for its own sake

3 Protection of Woodland 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 Requirement of EIA or suitable supporting environmental information
• 25 Pollution-sensitive development 42 Respect the local character and identity Business Policy

• 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

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 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

• 2 Provision for new links

• 4 Highway Safety

• 5 Design of Highway Network Improvements
• 6 Equal weight for vehicles and pedestrians
• 7 Parking Provisions
• 8 Requirements for Transport Assessments

Energy Policy 5 Energy Efficiency

• 4.2.2 For information the IOM Strategic Plan defines Business Parks as; "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."
• 4.2.3 Climate Change Act 2021
• 4.2.4 Manual for Manx Roads
• 4.2.5 Our Island Plan January 2023
• 4.2.6 Active Travel Plan Travel Investment Plan 2019
• 4.2.7 A Guide for Applicants: Supplementary Guidance on Economic Issues - December 2022

• This guide is intended to help applicants in understanding what economic issues are likely to be material in the planning process and so the information that can be submitted to support a planning application.

• 5.0 REPRESENTATIONS It should be noted that full comments made by all representations are available on the Online Services - Planning Applications and any decision should read this in full. Further, the application has been re-advertised a number of occasions 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 mention there have been multiply comments from the majority of each representation and any decision maker should consider these as well.

• 5.0.1 Braddan Commissioners have no objection (12.04.2023).

• 5.0.2 Highway Services (DOI) initially raise some concerns; however, following additional information they make the following final (25.11.2025): "Highway Services HDC have reviewed the updated information for application 25/90887/REM dated 25 Nov online and can comment as follows:

The amended layout, facilities and proposed management operations are now acceptable and therefore HDC do not oppose the application.

Suggested conditions to attached to permission:

• 1. The vehicle access, parking, layout, vehicle turning, cycle and bin facilities shown on the approved plans must be implemented before first occupation and retained thereafter. (For highway safety and amenity).
• 2. The proposed pedestrian/cycle link to Cooil Road to the east of the site shown within the red line boundary on the approved plans must be implemented before first occupation and retained thereafter.

Note to attach to permission: the industrial access road to the development and proposed pedestrian/cycle link to Cooil Road shall be completed under a Section 4 highway agreement if they are to be adopted."

• 5.0.3 Head of Business IOM - Department of Enterprise comments (03.11.2025); " This comment is provided by Officers within the Business Agency and should be considered

• as Officer comment only, not the view or official position of the Business Agency Board or political members of the Department for Enterprise. The proposal aligns with the strategic direction set out in the Island Plan 2024-25, which prioritises the development of a strong and diverse economy, underpinned by infrastructure capable of supporting sustainable economic growth. We note that the site is allocated for industrial use within the Area Plan for the East, and the proposed scheme supports the Island Plan's ambitions by enhancing employment land availability, enabling flexible business accommodation, and contributing to the resilience of the construction sector, particularly important given the recent downturn in activity. The Planning Statement accompanying the application outlines a design that allows for modular expansion, including mezzanine floors and unit amalgamation, which supports the Economic Strategy's call for adaptable, scalable industrial space. This flexibility is essential to meet the needs of growing sectors such as engineering, manufacturing, and logistics, and to attract inward investment. Furthermore, the proposal supports the Island Plan's goals of prosperity for business, resilient infrastructure, and sustainable development, contributing positively to the Island's long-term economic and spatial planning objectives. I am grateful for this opportunity to offer the Business Agency's support for this scheme and trust you find our comments of use.

• 5.0.4 The Arboricultural Officer (DEFA) initially raised some concerns (17.10.2025); however, following additional information they make the following final comments (17.12.2025); "The additional plans address the issues raised by Ian submitted under PA 25/90887/REM."
• 5.0.5 Inland Fisheries (DEFA) comment (09.12.2025); "Inland Fisheries have no objection to this development on condition that;

• 1)Sediment management is planned in advance before site stripping is conducted ensuring mobilised sediment in runoff is captured and settled out and filtered before runoff enters nearby watercourses. Runoff must not exceed sediment loading under the water pollution act 1993 to meet water quality objectives ensuring the protection of the aquatic environment, including fisheries as defined under the Fisheries Act 2012.
• 2)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. Considering the site may hold large quantities of aquatic toxic substances, surface water drains require appropriate volume to attenuation tanks in the event of an onsite failure and/or emergency service response, to offset harm to natural watercourses connected to the site's drainage system."

• 5.0.6 Ecosystem Policy Team (DEFA) make the following comments (18.12.2025) which include responses from the applicants (in brackets);

"General Stance No objection subject to condition

Detailed Comments

• o The Manx Wildlife Trust's (Ecology Vannin) Preliminary Ecological Appraisal dated September 2021 which was submitted for PA 22/00416/B (and which has not been supplied with this application), is now considered out of date. Accordingly, the Ecosystem Policy Team are requesting a condition below for the PEA to be reviewed and updated prior to works commencing.

• This is in line with the CIEEM (Chartered Institute of Ecology and Environmental Management) Advice Note on the Lifespan of Ecological Reports and Surveys which states that reports more than 3 years old are unlikely to still be valid and likely need to be updated (subject to an assessment by a professional ecologist). To note - We are not necessarily requesting an entirely new assessment. However, at the very least a review of the existing assessment which is informed by a new site walkover and up to date records, should be undertaken by a professional ecologist, to determine whether the findings and mitigation recommendations of the existing assessment are still valid or need to be updated. This comment will equally apply to the development of future zones within the larger Cooil Road site. (Applicants response - We commenced construction of Zone A, the roads and sewers in December 2024 as approved by PA22/00416/B. As part of these works, we have employed Ecology Vannin to carry out regular inspections during the build. Throughout their inspections we have discussed current and future construction operations and implemented recommendations raised. These works have involved regular grass and scrub cutting at the right times of the years in zone B/C/D to avoid disturbing wildlife and installation of frog barriers around the existing attenuation on Cooil Road. As we have actively been working throughout the last 12 months with Ecology Vannin we do not consider an updated PEA would be appropriate in this instance.)
• o The development of this area will necessitate the removal of areas of trees, small shrubs and scrub, which will be providing habitat for a variety of wildlife. (Applicants response The trees/small scrub indicated to remove are those that were previously approved on PA22/00416/B. But as part of our detailed design for this application we have retained some trees and scrub that were previously indicated to be removed, which is a betterment.)
• o In regards to the landscaping plan, please can it be confirmed why there will be an area
• of seemingly bare ground between the development site and the western hedge - outlined in red below. If there is no purpose to this, we request that thicket planting is undertaken in this area, to provide additional separation between the site and the surrounding hedges and trees. This will also provide mitigation for the tree and shrub removal and provide additional screening against artificial lighting. The applicant may wish to submit updated information now, equally we would also be content for a condition to be secured for an updated landscaping plan. (Applicants response - The white area highlighted red is outside our reserved matters application, but they are areas of native hedge/tree planting which was part of the detailed approval PA22/00416/B for the roads and structure planting of the development.)
• o In addition to the landscaping, which will take time to mature to a stage where it can support nesting birds, the Ecosystem Policy Team request that nesting boxes suitable for swift
• or starling are installed on the new building and open fronted nest boxes are installed on retained trees. The best location for the building mounted boxes would be on the north-east elevation. We would be content with a condition which secured these measures. (Applicants response - We have not included nesting boxes on the building, but we have included 4No nesting boxes in the existing trees. However, if required we are happy to accept a condition to also include boxes on the building, but these would need to be surface mounted boxes as the cladding would not be suitable for the built in type.) o A Proposed Lighting Plan has been submitted in support of this application. This plan refers to an Urbus Lighting Report which we cannot see online. The area of concern we have

• at present is in the north-east where the lux contour illustrations shows that the full width or the majority of the width of the hedge in some locations will be subject to lux levels of 5. Can the applicant confirm whether this has been calculated with or without lighting column back shields and whether there any other measures that can be put in place to decrease the lux levels on this hedge? We are concerned because even though bat activity surveys were undertaken by the Manx Wildlife Trust in December 2020, it is not clear that the field boundary was fully considered. Bat activity surveys are also not considered reliable for picking up certain bat species with 'quieter' echolocations, such as brown long-eared bats, which are also known to be light adverse and who show noticeable light avoidance behaviours. We are supportive of the lighting colour and use of timers and daylight sensors. The applicant may wish to submit

updated information now, equally we would be content for a condition to be secured for a responsible lighting plan. (Applicants response - On the lighting this does include back shields see type B on the plan. To reduce the impact on the boundary we have proposed that the lighting will be only operate between 6.30 and 20.00 and must be provided with daylight controls.)

Potential conditions

• o No works to commence unless an updated Preliminary Ecological Appraisal (PEA) has been submitted to Planning and approved in writing. The works should then be proceed in compliance with all recommended mitigation measures. (Applicants response - Not Required)
• o No external lighting to be installed unless a sensitive lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to Planning and approved in writing. (Applicants response - Not Required unless required for timings of
• operation)
• o No works to commence unless a soft landscaping plan has been submitted to Planning and approved in writing. (Applicants response - Not Required)
• o No works to commence unless a bird nest box plan has been submitted to Planning and approved in writing. (Applicants response - Already provided unless additional boxes are required)
• o Works to be undertaken in compliance with the Tree Protection Plan (Drawing No. 114). (Applicants response - Agree)"

• 5.0.7 Manx Utilities commented (21.10.2025); "Having reviewed the above planning application, it details a significant development near a Manx Utilities High Pressure Gas Pipeline that is a piece of Critical National Infrastructure. To safely assess the proposed development, in accordance with industry standards, we require to undertake a Quantitative Risk Assessment of the details of the application to ensure the safety of the pipeline, as well as those persons who live or work near to it. External specialist contractors are being engaged to complete this Quantitative Risk Assessment on our behalf.

I would therefore like to request an extension to the consultation period to allow this essential study to be completed to ensure the safety requirements are fully assessed."

• 5.0.8 Folling discussions between the applicants, Manx Utilities and the Department the following final comments (sent to applicants) have been received (12.12.2025); "Thanks for providing this information and proposing a solution that can ensure the safety aspects related to the gas pipeline continue to be managed prior to any construction work taking place.

We would be comfortable with the Planning Condition drafted below being included to ensure due consideration is given to the safety and integrity of the pipeline prior to any construction work taking place.

Given the intention to "commence the build early in the new year", I must caution that:

• o The QRA process may identify mitigations that require an element of re-design or adaption
• o this is probably of low likelihood given the proximity distance, however it remains a risk to the proposed design given the quantity of premises in the wider area that is required to be assessed during the QRA process
• o Engaging a new contractor to undertake this QRA on our behalf during the second half
• of December will be a challenge from a procurement/contractual point of view, and deliverability timelines for a QRA.

I look forward to engaging with you through the QRA process to ensure the safety and integrity of the pipeline that is so critical to the Isle of Man's energy security."

• 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 impact upon neighbouring amenities;
• (d) Potential impact upon highway safety / Parking provision / Travel Options;
• (e) Potential drainage/flooding issues;
• (f) Potential impacts upon ecology; and
• (g) Energy Impact.

• 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 East

• 2020 - Employment Proposal 1, 2 & 3, Development Brief 1.

• 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 part of the overall site which is in question is totally within an area designated as "Industrial". Therefore, the proposal would comply with this designation and Employment Proposal 2 (referred as Site BE002(a)g) and comply with Condition 29 (Light industry & research & development, General industrial and Storage or distribution) of the previous approval which accepted such uses on this site. Accordingly, the principle of the proposal is considered acceptable.

• 6.3 THE POTENTIAL IMPACT UPON THE VISUAL AMENITIES OF THE AREA (IOM Strategic Plan 2016 - General Policy 2, Strategic Policy 4 & 5 and Environment Policy 1)

• 6.3.1 In terms of the potential impacts upon the visual amenities of the area. Again, the previously application and the fact the site has been designated for industrial use acknowledged that the development of this land from agricultural fields to an industrial estate will have a visual impact.

• 6.3.2 Visiting the area/site (24 October 25) it was noted that the most publicly viewpoints of the proposal where likely from Cooil Road (opposite Riley's car park), the roundabout junction of Cooil Road and IOM Business Park, the public footpath on Richmond Hill (just west of Home of Rest for Old Horses) and from the Mount Murray Back Road/Ballacutchel Road. It should be noted when visiting the site the landscaping/trees surrounding the site had mostly lost their leaves. Cooil Road viewpoint
• 6.3.3 Arguably, the greatest of the public viewpoints of the new building would be from the Cooil Road viewpoint, namely in part from the Riley's/Eden Park junction to the extent of the car park of Riley's. It should be noted that such views would be partially screened/reduced given existing landscaping/trees along the roadside boundary of the Riley's car park which runs along Cooil Road. Also Cooil Road ground level at the junction with Riley's/Eden Park slopes downwards from this point towards the roundabout with IOM Business Park to the northwest, albeit the viewpoint outlined above, the Cooil Road is generally level with a slight fall. Further, in respect of all public viewpoints, it should be noted that the existing site levels are set below Cooil Road ground level (area of Cooil road in question) ranging approximately between 2 to 6 metres. The Finished Floor Level of the new building (86.2AOD) would be approximately between 3.8m and 6.5m metres below the Cooil Road ground levels. The level of the yard/parking areas ranges between 85.6 and 86.8AOD, so again below the Cooil Road. Accordingly, given the existing topography of the site being generally flat but set lower than the Cooil Road this helps in reducing the visual appearance of the proposed Storage Warehouse, which as outlined in section of this report has a height of between 12.9m and

14.1m. The Department did raise some initial concern of the height and potential visual impacts from this viewpoint. Helpfully the applicants have produced additional information, including a CGI of the proposed building when viewed from the new Traffic lights/junction of Riley's/Eden Park. While the building will be apparent, it is noted that given the site/area levels outlined above, existing (and proposed landscaping along the Cooil Road roadside boundary/within the site) the visual appearance would not have a significant adverse impact upon the visual amenities of the area/street scene. It was particularly noted that the building from this view does not break the skyline to the distance hills and its dark grey colour (should be conditioned) all help ensure it does not become an adverse prominent feature in the landscape. It will clearly be a new feature given its size/mass/scale in the area and will increase built form over the existing situation; however, as outlined earlier in this report, this was always going to be the case once the land was designated for industrial development. That is not to say any form of industrial development should be accepted; however, in this case it is considered from this viewpoint (Cooil Road) the proposal would be an acceptable form of development.

Cooil Road and IOM Business Park

• 6.3.4 This viewpoint it was acknowledged that there was significant mature landscaping between the site and this view, which would likely screen much of the proposal from public view. The ground levels in this area are approximately 4 metres above that of the proposed finish floor level of the warehouse building. Currently, sections of Eden Park and Riley's building (roofs) are partially apparent; albeit do not significantly affect the character/appearance of the area. It is considered given the level of existing mature landscaping and level differences the majority of the proposal will likely be screened from any significant public views form this area. The public footpath on Richmond Hill (just west of Home of Rest for Old Horses)
• 6.3.5 Views from this viewpoint are distant and from the south of the site. The proposal would be read as part of the existing built development along Cooil Road and the settlement of Douglas beyond. The proposal will be partially apparent (upper section), albeit would form part of the existing built-up area of this area of Douglas, which includes larger warehouse/industrial style buildings and larger Office buildings (IOM Business Park). It is unlikely given its, height, site levels, finish and landscaping surrounding the site, that it will become a prominent feature in the landscape, and likely once the reminder of the overall site is developed will become even less noticeable. Importantly, from this perspective the proposal will not break the existing skyline. Mount Murray Back Road/Ballacutchel Road
• 6.3.6 Views from this viewpoint are distant and from the west of the site. The ae generally broken by Manx sod banking/landscaping along the roadside with views of the site and the wider landscape apparent form some locations. Views of the existing Eden Park, Rielys, Jacksons and a large proportion of Douglas are apparent. Again given the levels of the site, the dark finished of the proposed building/s and existing mature landscaping around the site; it is likely the majority of the proposal would be screened from public viewpoints. If sections of the site are apparent (potentially upper section of warehouse building), they would be read against the existing level of built form which makes up Douglas and would likely go unnoticed and certainly not a prominent feature which would have any significant detrimental visual impacts to the landscape.
• 6.3.7 It should also be noted that during the initial AIP application a detailed Landscape and Visual Impact Assessment (LVIA) was undertaken, which had an assessment of landscape effects by the prosed development. It included a total of 16 "Viewpoints" from varying distances surrounding the site during winter conditions and a detailed assessment on the potential impacts. At that stage, given the majority of the site was only in principle, and detailed designs/size of buildings where unknown and only indicative outlines where included, and this tied in with the maximum floorspace and height of any building in the different zones

(see Condition 29). However, the proposal now under consideration would meet the criteria of Condition 29 and also fit with the initial LVIA and indicative plans.

Conclusion

• 6.3.8 Overall, in terms of the details works outlined, the proposal will of course have a significant change in the character of the area in question, from one of open fields to an industrial character. However, the land is designated for such development under the Area Plan for the East and consequently there is a reasonable expectation that such change is to happen. However, for the reasons outlined it is considered the proposal would be appropriate form of development that fits the aims of the Area Plan for the East and the IOM Strategic Plan being appropriate designed with appropriate levels of landscaping.

• 6.4 POTENTIAL IMPACT UPON NEIGHBOURING AMENITIES - (General Policy 2 and Environment Policy 22)

• 6.4.1 The residential properties potentially most impacted by the development would be those to the; west of the site Garey Ashen & Alder Croft, north west of the site Creg-Dy-Shee & Clybane Cottage and Ballacottier Cottage to the northeast of the site. Of these, the closest properties are;

• o Garey Ashen which is approximately 115m away from the site boundary (development site rather than red line) and approximately 180 m away from the main warehouse building;
• o Creg-Dy-Shee which is approximately 130m away from the site boundary and approximately 195 m away from the main warehouse building; and
• o Ballacottier Cottage is approximately 70m away from the site boundary and approximately 98 m away from the main warehouse building. o

• 6.4.2 It is considered these properties are likely to be the most affected and the consideration will centre on them. Generally, the main issues relating to the impacts upon residential amenities are; overbearing impacts upon outlooks, loss of light, loss or privacy, pollution and/or general noise and disturbances.
• 6.4.3 In this case it is not considered the physical development proposed, while substantial in size, it is considered given the; distances the proposal, namely the warehouse building is from these properties; the site level differences and the mature existing landscaping as well as additional landscaping the physically development will not resulted in any significant adverse impacts upon neighbouring amenities to warrant a refusal.
• 6.4.4 The likely main issue would be potential light/noise pollution upon amenities of the occupants of these properties, namely from the vehicles (HGVs/delivery vans) using the external yard area and the lighting of the yard/building.
• 6.4.5 In relation to noise, an initial consideration is that the operation of the site is proposed to run from; Monday to Friday 7am to 7pm, Saturday 7am to 10am and Sunday's the site would be closed. It is considered while these go beyond "normal working hours" (i.e. 9am till 5pm); it is not considered they are unreasonable hours of operation, especially on a site which is designated for industrial development.
• 6.4.6 The applicants sound engineer has also provided the following additional comments in support of the application in relation to potential noise impacts; "…Hartford Homes appointed Resound Acoustics at the start of July 2025 to consider the potential acoustic implications of the detailed site layout for Graylaw International at the Eden Business Park site, off Cooil Road in Braddan.

The site was designed to accommodate a particular occupier, and their activities and operations were factored into the analysis, including working hours, vehicle types, and vehicle movements. The same assessment methods used for the noise assessment in the Environmental Statement submitted with the outline planning application were applied.

The process involved Resound analysing different site layouts that Hartford had developed with the applicant, and providing advice on the noise implications of each layout. Resound's advice was used by Hartford to refine the proposals with Graylaw International and resulted in changes to critical aspects such as operating hours, to be within normal working hours, and the provision of electric charging for refrigerated trailers.

The submitted application took account of Resound's advice, and whilst a full noise assessment hasn't been carried out, we are confident that adverse noise effects are unlikely, and no higher than those set out in the ES…"

• 6.4.7 Regarding light, the applicants have submitted a low level, lighting plan and also make the following comments; "The external lighting has been designed to ensure compliance with Manx Wildlife Trust guidance on bats. Where light fittings are close to boundary trees, rear shields will be installed to the light fittings to minimise light spill. The external lighting to the service yards, building and car parking areas will be managed to support to occupier's operating hours and will be switch off between 8pm and 6am."

• 6.4.9 The lighting plan following similar design and light levels to what was approved under the original application (22/00416/B) in terms of the street lighting along the approved new estate road which serves the site. The low level lighting plan indicates a total of 19, 8m high poles or affixed to one of the buildings in the site which generally run around the perimeter of the site, albeit some more centrally in the site.
• 6.4.10 In terms of lighting levels, the lighting plan indicates that the light spillage is contained mostly within the site at a level of 1 LUX. This is equivalent to light given off a full moon. For comparison 400 LUX is a sunset/sunrise, 0.01 LUX is night (no moon) and 1000LUX is overcast daylight. There would be further light spillage which would gradually reduce away from the site; albeit it should be noted that the light levels shown do not take into account any existing or proposed landscaping and are considered on a "worst case" scenario i.e. no landscaping in place at all. Given this is not likely to be the case and in fact there are existing conditions for structural landscaping along some of the boundaries of the site, existing trees proposed to be retained being retained and additional landscaping along the boundaries of the current application proposed. Overall, given the distance to neighbouring properties, existing mature landscaping which is also proposed to be reinforced all between the site and neighbouring properties, existing street lights and lighting to existing development near to the site and also given the time restrictions proposed by the applicants (should be conditioned); it is considered the impacts of the development while greater than the existing situation, would not be so significant to warrant a refusal. Conclusion

• 6.4.10 Accordingly, for the reason outlined, it is considered the proposal while having a greater impacted upon neighbouring residential amenities over the current situation; the proposal would not result in significant adverse impacts upon residential amenities to warrant a refusal of the application and therefore would not be unacceptable and comply with General Policy 2 and Environment Policy 22.

6.5 POTENTIAL IMPACT UPON HIGHWAY SAFETY / PARKING PROVISION / TRAVEL OPTIONS - (Area Plan for the East - Development Brief 1, Transport Proposal 1 & 2; 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)

• 6.5.1 As part of the original submission (PA 22/00416/B) a full Transport Assessment (TA) has been undertaken. That considered the existing situation in terms of road layouts within

the existing/proposed site and the overall highway network in the area as well as considering a number of Government Documents which seek sustainable modes of transport and less reliance on cars. The assessment also ensured the proposed road layouts and access onto Cooil Road are appropriate and safety for the overall level of development contained within Zones A, B, C and D. It also considered the traffic generated by the total development, based on the maximum floor areas of each zone. Accordingly, in terms of traffic generated and highway safety impacts of the development onto the existing highway network (i.e. onto Cooil Road) this has been considered and approved under PA 22/00416/B. The matters for consideration now is whether thew new access from the current application site onto the recently approved estate road area acceptable, as well as pedestrian/cycle links from the currently proposal, parking provision by the development and to ensure the internal roads are appropriate for the vehicles which would use them.

Parking provision

• 6.5.2 A total of 41 car parking spaces, 10 covered cycle spaces (staff), 8 visitor cycle spaces and 3 spaces for motorbikes. This is in generally in accordance with the parking standards set out in Appendix 7 of the Isle of Man Strategic Plan 2016 (and Manual for Manx Roads) with a requirement of;

• o 1 space per 100sqm for Storage and distribution (warehouse building 2608sqm) and therefore a requirement of 26 spaces; and
• o 1 space per 15sqm of nett floor space (two storey office building (245sqm) therefore a requirement of 16 spaces; albeit this office could be considered as an ancillary use to the main warehouse building.

• 6.5.3 Strictly speaking utilising the above the proposal requires a total of 42 spaces, but is providing 41 spaces. However, given the shortfall of 1 space is minimal and as there is a number of cycle provisions (spaces and shower rooms) and closes to bus stops provisions; it is considered in this case the parking provisions are acceptable.
• 6.5.4 it is noted that Highway Services have considered the access arrangement of the site and the internal layout to ensure from a highway safety point of view there are no concerns.
• 6.5.5 The previously approved application and the proposal now under consideration has clear 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 all of these aims as well of those of the Active Travel Plan, Manual for Manx Roads and the Area Plan for the East. For the reasons outlined it is considered the proposed development would be acceptable from a Highway Safety point of view and parking provision.
• 6.6 POTENTIAL DRAINAGE/FLOODING ISSUES - (IOM Strategic Plan - Environment Policy
• 7, 10, 13, 22 & 25 and Area Plan for the East - Utilities Proposal 1, 2, 5 & 6 and Natural Environment Proposal 1 & 2)

• 6.6.1 Dealing with flooding relating matters, the site is not within an area at high risk of either tidal or fluvial flooding, but centrally the site is within an area of High Flood Risk from surface water. This is due to an existing 400mm diameter public surface water drain, which runs from the existing attenuation pond to the south of the existing roundabout at the junction of Cooil Road and the Isle of Man Business Park. The drain also carries flow from the Eden Park development. The drain discharges into a formalised ditch network with ultimate discharge into the upper reaches of the Middle River.

• 6.6.2 The applicants have submitted a Statement relating to "Site Drainage and Flood Risk". This advised that the drainage and flood risk philosophy for the proposed development site is in line with the above referenced approved detailed planning application. They indicate that;

"The proposed surface water drainage system will replicate the existing flow characteristics of the site with all flows attenuated to an equivalent greenfield run-off. The surface water drainage will connect into a proposed public sewer. The proposed foul drainage system will connect into a proposed public foul sewer. Further to the construction of flood flow mitigation measures, as outlined within the previous approved planning application 22/00416/B, the proposed development is not at risk of flooding and does not increase the flood risk to the downstream catchment."

• 6.6.3 Condition 23 of the previous approval (22/00416/B) require that the occupation of any unit within Zone B (current application is within) then the attenuation tanks and foul drainage provisions to an adoptable standard are required to be completed. For this Zone B the surface water will be attenuated. It is approved that each development will have independent attenuation tanks within their curtilage. A new condition will need to be attached as the attenuation details previously approved will need to be re positioned within the site as the new buildings position differs to the indicative layout previously outlined within 22/00416/B. In relation to highway surface water the highway attenuation tank this was approved to be located to the south of Zone B and will have a high-level overflow to allow previously attenuated flows to discharge unrestricted. Both are connected to the existing stream within the site which discharges into the Middle River to the south. The design criteria for the proposed surface water drainage is a 1 in 100 year storm event + 30% climate change allowance. Management of the development operations will ensure no pollutants enter into the surface or foul water systems. All Zones are proposed to be connected to a foul drainage connection into the existing public sewer at the existing foul manhole within Cooil Drive adjacent to the Cooil Road junction.
• 6.6.4 Accordingly, given no objections being received from any drainage authority, such works would still require Building Control approval and given the previously approval which approved the drainage details of the site, the Department is comfortable that all aspects of drainage/flooding are acceptable, subject to a condition for additional details of the attenuation tank).

• 6.7 POTENTIAL ECOLOGY IMPACTS - (Environment Policy 4, 5 & 7 and Climate Change Act)

• 6.7.1 It is considered with the existing conditions in place (22/00416/B), ecologic proposals within the application currently and with appropriately worded conditions; the proposal could be considered to comply with the relevant policies.
• 6.7.2 For information details relating to issues relating to sediment management (i.e. surface runoff during construction) where dealt with via Condition 13 which required a Construction Environmental Management Plan (CEMP). This outlines the roles, responsibilities, training, procedures and monitoring on site which will ensure that the environment is protected during all phases of the development and all environmental legislation and policy is adhered to. This also included details on protection of various wildlife/trees/landscaping and installation of bird/bat/owl boxes being installed throughout the site during various phases as well as landscaping. Accordingly no additional bird/bat boxes etc are required. Accordingly, while representations received from Inland Fisheries and Ecosystem Policy Team are noted, these matters have already been addressed via existing conditions.

• 6.8 ENERGY IMPACT - (Energy Policy 5 and Climate Change Act)

• 6.8.1 The applicants have advised that the proposed building includes the; provision of solar PV cells to the roof, building lighting to be LED low energy type and where close to wildlife, building sanitaryware to be low water use in accordance with Building Regulations, Heating systems to be energy efficient and where possible use renewable Energy, roof design is the inclusion of roof lights to provide natural lighting to the storage/distribution building thereby minimising energy use for lighting. Overall, it is considered the proposal complies with Energy Policy 5 and the aims of the Climate Change Act.

• 6.9 OTHER MATTERS

• 6.9.1 It is noted that there was some initial concern of the potential impact upon the high pressure gas main which runs near to the site and that a Quantitative Risk Assessment for the high pressure gas main was required (undertaken by Manx Utilities). However, following discussions between the applicants and Manx Utilities they (MU) have advised that given the potential impact would likely be low risk given the proposed buildings distance from the mains gas pipe (understood to be approximately 66 metres away and boundary fence 38 metres away) they would be happy with the matter to be dealt with by a planning condition. Accordingly, given these comments from Manx Utilities the Department is comfortable that a condition could be attached which seeks details to be submitted to ensure the protection of the high pressure gas main.

• 7.9 CONCLUSION

• 7.9.1 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.
• 7.9.2 Overall, 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.
• 7.9.3 It is recommended that the planning application be approved, subject to conditions for the reasons given

• 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

8.2 Article A10 sets out that the right to appeal is available to:

• o applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

• 8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.

• 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;

• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

8.5 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 the Right to Appeal.

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I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body 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 and/or rights to appeal.

Decision Made: Permitted Date: 26.01.2026 Signed : Miss Abigail Morgan Presenting Officer

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