30 July 2020 · Planning Committee
Sewage Works, Breeze Hill, Laxey, Isle Of Man, IM4 7dl
The proposal involved replacing an existing 1912 sewage holding tank with a modern facility including two Integrated Rotating Biological Contractor Units (IRBCs, each 4.2m x 27m, 3.15m high), an inlet screen building (18m x 8.8m, 5.35m ridge), UV treatment building (6.2m ridge), underground pumping station, new interna…
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The Planning Committee refused despite the officer's recommendation for approval, finding the development contrary to the site's Tourism/Leisure designation in the Laxey and Lonan Area Plan and draft …
Policy L/TRT/PR/2
Requires land designated for tourism to be retained for tourism-associated purposes only. Officer noted conflict but justified via overriding national need; Committee found it precluded tourism development, tipping to refusal.
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design/landscaping (b), not adversely affect landscape/townscape (c), amenity/character (g), access/safety (h,i), flooding (l). Committee found failures on amenity (traffic/odour), safety (Minorca Hill), flooding.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character/appearance. Both officer and Committee agreed proposal harms via industrial structures/visual intrusion from footpaths, despite stone/slate materials.
Environmental Policy 22
Prohibits unacceptable harm from odour/pollution. Assessments showed negligible impact but Committee unsatisfied with guarantees against nuisance.
Environment Policy 10 - Development and flood risk
Requires flood risk assessment/mitigation. FRA provided but Committee unconvinced site vulnerability addressed.
Environment Policy 13 - Development and flood risk
Prohibits unacceptable flood risk on/off-site. Bridge raised concerns for boat park/chalets despite mitigation promises.
Transport Policy 13
Harbour developments must not harm commercial/recreational use or historic character. Cited against tourism loss.
Supports as necessary upgrade; site eyesore; well-designed to fit landscape; traffic negligible; flood risk not worsened
Supports; alternatives worse; traffic less than gas vehicles; landscaping positive
Obvious location; pumping costlier
Supports as ratepayer; pumping expensive; existing odours
No public health concerns; operates within regulatory framework; pathogen query addressed
Acceptable discharge for bathing water standards; improvement over raw sewage
Multiple local residents object to the sewage treatment works due to odour, health risks, visual impact, traffic, and incompatibility with conservation area designation, while DEFA Biodiversity requests conditional approval for ecological mitigation and Highways Division raises no objection.
Key concern: Health risks from odour, pathogens and daily diesel tanker emissions near school
DEFA Biodiversity (Ecosystem Policy Team)
Conditional No ObjectionCommon lizards are listed on Schedule 5 of the Wildlife Act 1990 and are protected from being intentionally or recklessly killed, injured or removed from the wild; The development shall be undertaken strictly in accordance with the mitigation measures and Reasonable Avoidance Measures for Common Lizards
Conditions requested: Development in strict accordance with Common Lizard Mitigation Strategy (Sections 4.0-6.2 and Appendix IV, Manx Wildlife Trust May 2020); Development in strict accordance with Invasive Plant Eradication Technical Note (Manx Wildlife Trust May 2020); Suitably qualified Ecological Clerk of Works (ECoW) to oversee protected species work and site environmental management plan; Whole site environmental management plan approved prior to works commencement; Contractors’ method statements for bridge works agreed with Inland Fisheries prior to commencement
Department of Infrastructure Highways Services
No ObjectionThe proposed bridges would be of sufficient width to allow access and passage to the site for pedestrians and vehicles associated with the site and designed to bear the weight of the single tri-axle tanker vehicle carrying sludge; Recommendation: DNOC
Conditions requested: Access, bridges, vehicle parking and turning areas as shown on Drawing no 10019771-ARC-XX-XX-DR-C-0506 rev P5 approved; Restrict delivery hours; Provide electric vehicle charging point (ECVP); Construction Method Statement including traffic management
Old Ballachrink Farm residents
ObjectionMUA have stated that they 'cannot guarantee that it won't smell'; This proposal is not the best solution for the future of Laxey in terms of unknown health implications, carbon emissions or our future as a tourist destination
H Killip of Grawe
ObjectionMU cannot issue a guarantee that the plant will not emit a stench and pollutants periodically; This application does not make a sufficiently strong case to justify building a new sewage works close to dwellings when feasible alternatives exist
Conditions requested: Director of Public Health consultation and assurance; Planning Committee site visit; Balladoole plant open day; Updated alternative pumping studies
Cooryn Varrey (Thie yn Droghad owners)
ObjectionThe development neither protects nor enhances the features that contribute to the character of the area; Once built, there’s no going back
2 Glen View resident
SupportThe impact of having one tanker making one return journey 3-5 times a week would be negligible; I write in support of the above application
Conditions requested: Reimpose weight limit on Old Laxey Hill; Prohibit noisiest operations before 8am weekdays; Use salt-tolerant native species like hebe
