26 January 2026 · Planning Committee (Signed: Miss Abigail Morgan, Presenting Officer)
Field 524840, Cooil Road, Douglas, Isle Of Man, IM4 2ay
The proposal is for a 2608sqm storage warehouse (65m x 41m x 12.9-14.1m high), attached 245sqm two-storey office, 183sqm wash/service building, HGV parking, and staff car/cycle parking on a 3.31ha site within the Eden Park industrial area.
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The site is designated for industrial development under Area Plan for the East 2020 (Site BE002(a)g), and while the proposal has visual impact as a planned urban extension into open countryside, this …
Employment Proposal 2, Site BE002(a)g - designated for industrial and business park uses
Area Plan for the East 2020 designates site for manufacturing, R&D, storage/distribution, offices per Business Policy 7. Proposal for Class 2.4 storage/distribution complies; master plan, no biodiversity loss, gas pipeline protection via conditions; no retail. Officer confirmed small proportion of site within industrial area.
Transport Policy 7
Isle of Man Strategic Plan requires parking per Appendix 7 (1/100sqm storage, 1/15sqm office). Proposal provides 41 spaces vs required 42 (shortfall minimal, cycles/bus offset); meets MfMR for disabled/motorcycle/cycles. Highway Services no objection.
Environment Policy 7
Requires adequate drainage/protection from pollution. Surface water attenuated to greenfield rates, connects to prior approval; pollutant dilution/capture. No drainage authority objections; condition for details.
Environment Policy 4
Protects ecology/biodiversity. Existing conditions from 22/00416/B (CEMP, mitigation) plus tree protection (BS5837), landscaping, bird boxes addressed concerns; complies with Climate Change Act.
Time limit
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.
Drainage details
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 include 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.
Operating hours
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.
Tree protection
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.
Landscaping scheme
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.
Vehicle access/parking
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.
Pedestrian/cycle link
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.
External lighting
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.
Materials approval
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 include 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.
Use class restriction
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.
No mezzanine
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.
Gas main protection
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.
No Objection/conditions attached
No Objection
No Objection/conditions attached
No Objection
DEFA Ecosystem Policy Team has no objection subject to conditions requiring an updated Preliminary Ecological Appraisal, sensitive lighting plan, soft landscaping plan, bird nest box plan, and compliance with the Tree Protection Plan.
Key concern: Manx Wildlife Trust’s Preliminary Ecological Appraisal dated September 2021 is out of date
Ecosystem Policy Team (DEFA)
Conditional No ObjectionNo objection subject to condition; 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); at the very least a review of the existing assessment which is informed by a new site walkover and up to date records; 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
Conditions requested: No works to commence unless an updated Preliminary Ecological Appraisal (PEA) has been submitted to Planning and approved in writing. The works should then proceed in compliance with all recommended mitigation measures.; 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.; No works to commence unless a soft landscaping plan has been submitted to Planning and approved in writing.; No works to commence unless a bird nest box plan has been submitted to Planning and approved in writing.; Works to be undertaken in compliance with the Tree Protection Plan (Drawing No. 114)
