27 April 2017 · Planning Committee
Composting Site, Poortown Road, St Johns, Isle Of Man, IM4 3nq
The proposal involves a 31.8m x 13.7m building with 4.3m eaves and 6.4m ridge height, clad in green profile sheeting on a concrete base, including storage for compost and machinery, internal maintenance area, and mezzanine office with welfare facilities.
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The officer assessed that while the proposal constitutes development in the countryside and Area of High Landscape Value, contrary to general policies like GP3, ENV1 and ENV2, there is essential need …
General Policy 3
Prohibits development outside zoned areas except for essential agriculture/forestry or overriding national need with no alternative. Officer found overriding national need for green waste recycling, no reasonable alternative to rural site, outweighing general countryside protection.
Environment Policy 1
Protects countryside unless overriding national need outweighs protection with no alternative. Essential composting need and waste strategy benefits justified exception despite adverse countryside impact.
Environment Policy 2
Prioritises landscape character protection in AHLV unless no harm or location essential. Siting screened by banks/topography causes no harm to character; lower than refused precedents.
Environment Policy 15
Permits agricultural/horticultural buildings if need outweighs countryside policy, sited near groups, sympathetic scale/form/materials, screened if near highways. Need established; scale/form sympathetic to farms but not near dwellings; conditioned landscaping.
Environment Policy 17
Permits nursery/market garden facilities if scale/design in keeping, no amenity/highway impact, screened from highways. Building in keeping, screened, no retail/highway issues conditioned.
Business Policy 1
Encourages employment growth if according with other policies. Proposal supports composting employment in line with waste strategy.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Composting use only
The building hereby approved shall be used solely for managing the composting process and all ancillary processes associated with its production of compost.
No retail uses
For the avoidance of doubt, no retail uses shall be undertaken from the site.
Landscaping scheme
No development shall be commenced until a soft landscaping scheme has been submitted to and approved in writing by the Department. Such a scheme shall include details of all planting which is to be retained and details of all planting which is to be proposed. Specification to include numbers, species and positions of all new trees and shrubs and a programme of implementation.
Restoration if use ceases
In the event that the use of the site for recycling of green waste and composting of material ceases, the building, the concrete pad and hard standing areas of the site hereby approved within Field 315142 shall be removed from the site to a licensed facility within 12 months of the date of the cessation of works and the land returned to its original use and appearance.
Remove portacabin
The existing portacabin must be removed from site on completion of the works or upon the coming into use of the approved building whichever is the sooner.
Use limited to applicant
The use hereby approved shall only be for the benefit of Ballaneven Compost Ltd for the purpose of composting green waste and in accordance with the details set out in the application.
Dark green external materials
All external facing materials to be used on the approved building must be dark green in colour or otherwise approved in writing by the Department, and retained as such thereafter.
Dark green/grey roofing
All external facing roofing materials (excluding the translucent rooflights) to be used on the approved building must be dark green or dark grey in colour or otherwise approved in writing by the Department, and retained as such thereafter.
External lighting hours
External lighting of the development hereby approved may only be illuminated between 0700hrs and 1800hrs in any day.
Internal lighting hours
Internal lighting of the development hereby approved may only be illuminated between 0700hrs and 2000hrs in any one day.
Site clearance of extraneous items
Within 28 days of the completion of the building hereby approved the site shall be cleared of all plant, machinery or other extraneous material not used in the day to day lawful use of the site.
no objection subject to condition prohibiting retail sales to protect highway safety
Department of Infrastructure (DOI) Highways Division deferred their response on 14-09-2016 awaiting further information.
Department of Infrastructure (DOI) Highways Division
Defer - awaiting information; DEFER on 14-9-2016; Highways input deferred pending further information/input
