27 July 2023 · Planning Committee
Field 521881, Cooil Road, Douglas, Isle Of Man, IM2 2qz
The proposal seeks full approval for Phase 1 (Zone A: 2,540 sqm light industrial/storage units in two terraced blocks with black metal cladding, glazed fronts, dark grey roofs and solar panels), plus full approval for site infrastructure including a new estate road with roundabout off Jacksons access, strategic SuDS dr…
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer assessed the principle as compliant with Area Plan East Employment Proposal 2 (site BE002(a)g designated industrial/business park) and Development Brief 1, as limited available land on exi…
Strategic Policy 1
Requires efficient land use; site designated industrial, limited alternatives available (only 2.03ha vs 19ha needed), upfront infrastructure enables phased delivery.
Strategic Policy 7
Protects zoned undeveloped land for intended uses; proposal matches BE002(a)g designation for industrial/business park (Classes 2.1-2.4).
General Policy 2
Assesses siting/layout/scale/design/landscaping; LVIA confirms no significant visual harm, topography/landscaping mitigate; amenities/highways/ecology acceptable with conditions.
Environment Policy 1
Protects countryside; non-designated areas (drainage/biodiversity strips) justified under GP3 as essential infrastructure/enhancement delivering net gain.
Environment Policy 4
Protected species (bats/birds); impacts mitigated via CEMP/ECoW to net gain, exceptional circumstances under ENV5.
Business Policy 1
Supports job creation; 900+ direct jobs plus indirect, diverse roles aligning with Economic Strategy.
Time limit Zone A
The development of Zone A as shown on drawing Hart32-000-10 REV A hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Vehicular access Zone A
The development hereby approved shall not be occupied or operated until the means of vehicular access to Zone A has been constructed in accordance with the approved plan Hart32-000-10 REV A and ITB14273-GA-005 REV E shall thereafter be retained for access purposes only.
Pedestrian/cycle access Zone A
The development hereby approved shall not be occupied or operated until the means of access for pedestrians and/or cyclists in relation to Zone A has been constructed in accordance with the approved plans Hart32-000-10 REV A shall thereafter be retained for access purposes only.
Parking/turning
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans Hart32-000-10 REV A. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Cycle/motorcycle parking
The development shall not be occupied or operated until the secure and covered bicycle store and motorcycling parking bays(s) have been provided in accordance with the approved plans. The secure and covered bicycle store and motorcycling parking bays shall be retained at all times thereafter.
Landscaping implementation
All planting, seeding or turfing comprised in the approved details of landscaping (drawing 1579/15-100 REV N) must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of any unit, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased within 5 years must be replaced in the next planting season with others of a similar size and species.
Materials approval
Prior to the commencement of works above ground level a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs of Blocks 1 & 2 of Zone A, 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.
Use class restriction Zone A
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 Units within Zone A; shall not be used other than for Class 2.2 - Light industry and Research and/or Development and/or Class 2.4 - Storage or distribution and for no other purposes.
no objection
no objection subject to conditions
no concerns from fisheries perspective post-drainage agreement
happy with Zone A attenuation; detailed FRA for later zones
objection removed post-drainage amendments to mains
strong support for economic benefits aligning with strategies
no objections subject to adoption agreements
content post-drainage updates, conditions essential for biodiversity
DEFA Ecosystem Policy Officer provides conditional no objection to the ecological impacts with extensive conditions requested for protected species mitigation and habitat enhancement; DOI Highways raises no objection subject to conditions on access, travel plan and CEMP; other co…
Key concern: potential pollution of Middle River from site discharges (resolved by drainage amendments)
Ecosystem Policy Officer, DEFA
Conditional No ObjectionWe would object to this application should modeling show that the development would result in the pollution and reduction in the ecological value of middle river; significant mitigation is required for the loss of these trees and this mitigation has not yet been detailed; additional mitigation measures will be required... to ensure compliance with Environment Policy 4...; It is absolutely essential that this plan is conditioned and provided prior to any further works
Conditions requested: suitably qualified Ecological Clerk of Works (ECoW) appointed for pre-construction and construction phases; Construction Environmental Management Plan (CEMP) prior to works including PWMS for birds, bats, common frogs, viviparous lizard, schedule 8 plants, habitat protection, pollution runoff prevention, thresholds for further surveys; Ecological Mitigation Plan prior to works including bat roost mitigation, bird habitat mitigation, new habitat creation, long-term management, artificial refuges/hibernacula; landscaping per Illustrative Landscape Plan Drawing No. 101 Rev M with no changes without approval; retain and protect existing trees/hedge banks marked for retention with replacement planting if removed; selective boundary planting plan prior to building construction with 5-year replacement clause; low level lighting plan per BCT and ILP Guidance Note 8 Bats and Artificial Lighting (12th September 2018)
DEFA Biodiversity
Conditional No Objectionhaving had confirmation from the EPU that they are content with the updated plans... we can confirm that we are now content with the proposed plans; Please can you ensure that our previous response is taken into account
Conditions requested: all conditions from previous response (09 August 2022) to be imposed
HIGHWAYS DEVELOPMENT CONTROL, DOI
Conditional No ObjectionHDC raises no opposition on highway grounds subject to conditions; Recommendation: DNOC
Conditions requested: layout to accord with specified drawings for site access, Cooil Road bank realignment, cycle/pedestrian alterations, Major/Minor Industrial Access Roads, forward visibility, new roundabout; Framework Travel Plan approved with plot-specific details; Construction and Environmental Management Plan prior to commencement; negative condition for Toucan Crossing, bus stop, off-site cycle/pedestrian works; Zone A bicycle store per drawing; reserved matters for Zones B,C,D: plot access, internal arrangements, parking/servicing, surface water drainage
Environmental Protection Unit, DEFA
No Objectionthe Environmental Protection Unit remove their objection to the original planning application
Manx National Heritage
No Objectionthe development could deliver a net biodiversity gain... important that a time scale... is set out and made a condition; All birds, their nests, eggs and young are protected by law (Wildlife Act 1990)
Conditions requested: timescale for completion of all mitigation measures; inspect trees for nesting birds prior to removal outside nesting season; bat-friendly lighting during/post construction; protect/replant hedgerows with native species; sustainable drainage scheme prior to works
Inland Fisheries Policy Manager, DEFA
No CommentFisheries will respond further to this application once the requested information has been received
MUA Electricity
No ObjectionDEFA Forestry
No Commentproposed bus shelter position requires removal of healthy trees; suggest relocate 10-15m west
