Planning Compliance Statement Reserved Matters

New Facility for Graylaw International Zone B, Eden Park, Cooil Road, Braddan Reserved Matters Planning Compliance Statement

September 2025

Contents

• 1. Introduction ........................................................................................................ 3
• 2. Relevant Background ........................................................................................ 4
• 3. Development Proposals ..................................................................................... 5
• 4. Assessment of Reserved Matters Proposals...................................................... 6
• 5. Summary and Conclusions .............................................................................. 12 Appendices Appendix A Highways Statement

Statement Produced by: Delta Planning Cornwall Buildings, 45 Newhall Street, Birmingham, B3 3QR Tel: 0121 285 1244 www.deltaplanning.co.uk

September 2025

1. Introduction

• 1.1. This statement is submitted in support of a Reserved Matters application for the development of a storage/distribution building for Graylaw International on the northern part of Zone B of the wider Eden Park development approved in 2023.
• 1.2. The purpose of this Statement is to set out the details of the development and demonstrate that the Reserved Matters proposals have been prepared in full compliance with the development principles established by the Planning Approval 22/00416/B.
• 1.3. This remaining sections of this statement are structured as follows:

• Section 2 provides information on the planning history of the site;

• Section 3 describes the development proposals;

• Section 4 provides an assessment of the Reserved Matters proposals against the requirements of the Planning Approval and relevant detailed design policies;

• Section 5 set out a summary and draws conclusions on the acceptability of the Reserved Matters proposals.

2. Relevant Background

• 2.1. In July 2023, planning approval was granted for the phased development of land to the south of Cooil Road in Braddan for industrial and business park uses including Class 2.1, 2.2, 2.3 and 2.4 together with access and associated infrastructure (Application Ref. 22/00416/B). This included full approval for the access, estate road, strategic drainage infrastructure, structural landscaping and biodiversity enhancement areas and for Phase 1 of the employment units (Zone A). All matters apart from access were reserved for the development within Zones B, C and D.
• 2.2. A number of site-wide planning conditions attached to the above planning approval were discharged in order to enable development to commence on the site. This has included the discharge of the conditions listed in Table 1.

Table 1: Discharged planning conditions

Condition	Condition	Condition Discharge Application Ref.<br><br>	Approval Date<br><br>
9	Low Level Lighting Plan	24/10025/AIR	10/07/2024
12	Bus stop	24/10038/AIR	29/05/2024
13	Construction Environmental Management Plan (CEMP)	24/10057/AIR	17/07/2024
14	Ecological Clerk of Works	24/10057/AIR	17/07/2024
15	Ecological Mitigation Plan	24/10057/AIR	17/07/2024
21	Arboricultural Method Statement (AMS)	24/10038/AIR	29/05/2024
22	AMS relation to cycleway	24/10038/AIR	29/05/2024

• 2.3. Construction of the approved employment units within Zone A commenced in December 2024 and this first phase of the development is now nearing completion. Construction of the access and estate road that serve Zone B, C and D is yet to commence.
• 2.4. The current application is for the approval of Reserved Matters for the construction of a storage/distribution building (Use Class 2.4) within Zone B pursuant to the Planning Approval 22/00416/B.

3. Development Proposals

• 3.1. This Reserved Matters application seeks approval for the erection of a storage/distribution building (Use Class 2.4) on the northern part of Zone B together with ancillary offices, a vehicle maintenance facility, service yards, car parking and onplot landscaping. The operational hours of the new facility will be 7am to 7pm, Monday to Friday and 7am to 10am on Saturdays.
• 3.2. A total of 3,036 sq.m. of gross internal floorspace is proposed including the following floor areas for the proposed storage/distribution facility and ancillary buildings:

Storage/distribution: 2,608 sq.m. Ancillary office building: 245 sq.m. Ancillary workshop and plant room: 183 sq.m.

• 3.3. The storage/distribution building will have a maximum height of 12.8m above finished floor level.
• 3.4. The ancillary office building is located to the south-east of the storage/distribution building. It will be two storeys in height and will be connected to the main facility via a covered walkway on ground level.
• 3.5. Service yards will be located to the south and west of the storage/distribution building and will provide 8 dock doors and parking for 10 articulated trailers and 17 rigid wagons.
• 3.6. The proposed ancillary workshop, which will provide space for vehicle maintenance, will be located within the service yard at its south-western corner.
• 3.7. Vehicular access to the new facility will be from the south via the estate road approved in full as part of Planning Approval 22/00416/B. This includes a footway/cycleway along the estate road.
• 3.8. In terms of parking, a car park is proposed to the east of the storage/distribution building which will be accessed from the Eden Park estate road and via the service yard. A total of 41 car parking spaces will be provided including 4 accessible spaces and 3 electric vehicle charging spaces. The proposals also include a covered cycle store for 10 bicyles and the provision of 8 cycle parking spaces for visitors immediately adjacent to the offices. It also includes the provision of 3 parking spaces for motor bikes.
• 3.9. Further information on the proposed layout and design is provided by the Design Statement submitted with this Reserved Matters application.

4. Assessment of Reserved Matters Proposals

• 4.1. This application is for the approval of Reserved Matters in accordance with the requirements of Condition 26 and Condition 27 of Planning Approval 22/00416/B.

• 4.2. Condition 26 requires applications for Reserved Matters to be submitted within 8 years of the planning approval (i.e. 27 July 2031) and this application is therefore being made well within these timeframes.
• 4.3. Condition 27 specifies the information to be submitted as part of any Reserved Matters application. The required information comprises:

Table 2: Condition 27 Reserved Matters Details

Siting

As shown on proposed Site Plan (Ref. Hart 32-000-105)

Design

As shown on proposed Elevations (Ref. Hart 32-000-109 and HART 32-000-110) and in accordance with submitted Design Statement External appearance of the building As shown on proposed Elevations (Ref. Hart 32-000-109 and HART 32-000-110) and in accordance with submitted Design Statement Internal layout As shown on proposed Floor Plans (Ref. Hart 32-000107) Landscaping of the site As shown on proposed Detailed Planting Plan (Ref. 2481-25-01 Rev. C) Surface treatments As shown on proposed Site Plan (Ref. Hart 32-000-105) Plot access arrangements As shown on proposed Site Plan (Ref. Hart 32-000-105) Low level lighting plan As shown on proposed Lighting Plan (Ref. Hart 32-000106) Details of renewable energy provision As shown on proposed Site Plan (Ref. Hart 32-000-105) and described in the submitted Design Statement Internal pedestrian and vehicle arrangements As shown on proposed Site Plan (Ref. Hart 32-000-105) Parking and servicing arrangements As shown on proposed Site Plan (Ref. Hart 32-000-105) Details of surface water and foul drainage As set out in the submitted Drainage Statement

Consistency with Approved Development Parameters

• 4.4. The proposed development is consistent with the maximum parameters set out at Condition 29 and the principles established by the Overall Parameters Plan (Ref. Hart 32-000-04 Rev. A) approved as part of the Planning Approval 22/00416/B as set out at the table below.

Table 3: Parameters for Zone B

Development Principles<br><br>	Approved Parameters	Reserved Matters Application<br><br>
Permitted Uses	2.2 (Light industry and Research & Development);<br>2.3 (General Industrial);<br>2.4 (Storage or distribution)<br>	2.4
Maximum Floorspace	11,860 sq.m.	3,036 sq.m.
Maximum Ridge Level Relative to AOD	102m AOD	99.05m AOD
Maximum Height	15m	12.8m

Access

• 4.5. Condition 28 of the Planning Approval requires the estate road including shared footway/cycleway as shown on the approved Access Drawing (Ref. ITB14273-GA-005 Rev. E) to be provided prior to the occupation of any units within Zone B.
• 4.6. The proposed storage/distribution building will be accessed off the approved estate road. The estate road will be constructed as part of this next phase of the wider Eden Park development and in accordance with the requirements of Condition 28 will be completed prior to occupation of the proposed storage/distribution building at Zone B. Compliance with Development Brief
• 4.7. To guide the preparation of future Reserved Matters, a Development Brief (Ref. Hart32-000-06 Rev. A) was prepared and approved as part of Planning Approval 22/00416/B. The following sections reviews these Reserved Matters proposals against the Development Brief. Parking provision
• 4.8. With regard to parking provision, the Development Brief set out the following expectations:

Provide parking provision as prescribed in the Isle of Man Strategic Plan;

Include provision for electric vehicle and bicycle charging; Provide bicycle storage for occupants and visitors as prescribed in Manual for Manx Roads (MfMR); Provide disabled parking as prescribed in MfMR; and Provide Motorcycle parking as prescribed in MfMR.

• 4.9. Transport Policy 7 of the Isle of Man Strategic Plan (2016) requires all new

• 4.10. Car parking standards are set out at Appendix 7 of the Isle of Man Strategic Plan

(2016). The Manual for Manx Roads (MfMR) specifies standards for cycle parking, disabled parking and motorcycle parking. The standards for storage/distribution uses are as follows:

Car parking: 1 space per 100 sq.m. gross floorspace Disabled parking provision: 5-10% of total parking spaces Cycle parking: 1 short stay space per 1,000 sq.m. and 1 long-stay space per 500 sq.m. Motorcycles: 5-10% of total parking spaces

• 4.11. meets or exceeds the specified parking standards as set out in the table below.

Table 4: Parking Standards

Parking standard	Requirements based on car parking standards<br><br>	Zone B, Reserved Matters proposals<br><br>
Car parking: 1 space per 100 sq.m. gross floorspace	30	41
Mobility impaired provision: 510% of total parking spaces	2-3	4
Cycle parking: 1 short stay space per 1,000 sq.m. and 1 long-stay space per 500 sq.m.	3 short stay + 6 long stay	8 short stay + 10 long stay
Motorcycles: 5-10% of total parking spaces	2-3	3
Electric vehicle parking: no specific standard	n/a	3

• 4.12. As set out at Appendix A, the proposed parking provision meets all qualitative design standards set out in the MfMR. Drainage
• 4.13. With regard to drainage, the Development Brief set out the following expectations:

Storm water flows to be attenuated with a combination of permeable paving, rain gardens and underground attenuation; and

Each area depending on use will incorporate full or bypass petrol interceptors.

• 4.14. A Drainage Statement has been submitted with this Reserved Matters application and provides further information on the surface water and foul water drainage proposals. In terms of surface water attenuation, it includes underground attenuation which will ensure that surface water from the site is collected and stored before being released at a controlled and sustainable rate into the storm water system. Sustainability
• 4.15. Regarding the sustainability of the scheme, the Development Brief set out the following expectations:

Buildings to incorporate provision of solar PV cells;

All building lighting to be LED low energy type and where close to wildlife corridors consider the Guidance Note 8 Bats and Artificial Lighting;

All building sanitaryware to be low water use in accordance with Building Regulations; Heating systems to be energy efficient and where possible use renewable energy; Buildings to be provided with showing facilities; Where required by Manx Wildlife Trust incorporate nesting box to the design; Where possible materials to be from sustainable sources.

• 4.16. An important element of the roof design is the inclusion of roof lights to provide natural lighting to the storage/distribution building thereby minimising energy use for lighting.
• 4.17. In addition to the inclusion of roof lights, the proposals provide for the installation of solar PVs as shown on the Proposed Roof Plan (Ref. Hart 32-000-108). The PVs will cover approximately 20% of the available roof area and provide electricity to the building

• 4.18. As further outlined in the submitted Design Statement, in terms of energy saving devices, the proposals will meet Building Regulation requirements. The building design

• incorporates the use of internal and external LED lighting, low water use sanitaryware and energy efficient heating systems.
• 4.19. Wherever possible, materials used for the construction of the scheme will be from sustainable sources.
• 4.20. Given the industrial nature of the building design, it is not possible to include nest boxes as part of the building. However, as indicated on the Site Plan (Ref. Hart 32-000-105) bird boxes are proposed to be installed in the existing trees to the site boundary.
• 4.21. 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

hours and will be switch off between 8pm and 6am.

• 4.22. As shown on the Proposed Floor Plan (Ref. Hart 32-000-107), shower facilities are proposed on the ground floor of the ancillary office building. Landscaping
• 4.23. Regarding the plot-specific landscaping, the Development Brief noted that all areas should incorporate landscaping to a landscape architects design.
• 4.24. The Reserved Matters application is accompanied by Detailed Planting Plan (Ref. 2481-25-01 Rev. C) prepared by the project landscape architect. The on-plot landscaping is proposed to be installed in line with the details shown on this plan and will include new shrub, thicket and tree planting along the plot boundaries complementing the retained vegetation and ornamental planting within the proposed car park.

• 4.25. Landscape details are also shown for the proposed landscaping along the section of the proposed shared footway/cycleway to Cooil Road which will be delivered as part of this Reserved Matters application. The landscape details for the remaining part of this footway/cycleway connection to Cooil Road have not been finalised yet and detailed approval will be sought for this in the future. The whole length of the shared footway/cycleway and associated landscaping will be delivered prior to occupation of the proposed storage/distribution building within Zone B. The route of the shared footway/cycleway is indicated on the submitted Site Plan (Ref. Hart 32-000-105). Building design
• 4.26. With regard to building design, the Development Brief set out the following expectations:

Building design to be distinctive to aid navigating development

Building design to Zone B to have no loading bays or large opening to the west elevation

• 4.27. This Reserved Matters application is accompanied by a Design Statement which shows that a high-quality distinctive building will be constructed on the site.
• 4.28. A 24-hour use within Zone B with yards partially facing west was assessed in the Environmental Statement submitted with Planning Application 22/00416/B. Whilst loading bays and openings are now proposed within the western elevation, the occupier for the proposed storage/distribution building will have daytime operating hours only (7am-7pm, Monday to Friday and 7am to 10am on Saturdays) which will help to ensure that any impacts on residential neighbours to the west are minimised. Phasing
• 4.29. Whilst there is no specific condition with regard to the phasing of the Eden Park development, a Phasing Plan (Ref. Hart 32-000-15 Rev. A) was approved as part of Planning Approval 22/00416/B. This included the northern part of Zone B within Phase 3.
• 4.30. As outlined at Section 3, the northern part of Zone B is the only site within the Eden Park development site that offers operational requirements.

• 4.31. A Minor Change Application is being submitted to seek approval for a revised Phasing Plan to include this part of Zone B within Phase 2 of the development. This will ensure that this major investment in the Island can be accommodated on a plot and within the timeframes required by the occupier. Conclusions
• 4.32. The assessment shows that the proposed development is consistent with the principles established by the Overall Parameters Plan (Ref. Hart 32-000-04 Rev. A), Development Brief and Environmental Statement approved as part of Planning Approval 22/00416/B. It is considered that there are no environmental issues which require further consideration at this Reserved Matters stage and that the Reserved Matters proposals as submitted are acceptable.

5. Summary and Conclusions

• 5.1. This Reserved Matters application is for the construction of a storage/distribution facilities including ancillary offices and a vehicle maintenance building together with associated car parking, service yard and on-plot landscaping at Zone B of the Eden Park development. It follows a Planning Approval of the Eden Park development in 2023 and constitutes the next phase of this development.

• 5.2. This statement has shown that the scheme has been laid out and designed in accordance with the principles established by Planning Approval 22/00416/B and in line with the requirements of the Development Brief for Reserved Matters applications and the Environmental Statement. It is considered that the Reserved Matters proposals accord with the Planning Approval and satisfy all detailed design requirements.