Officer Report June 2012

{{table:19309}} Case Officer: Miss S E Corlett Photo Taken: Site Visit: 22.05.2012 Expected Decision Level: Planning Committee

Officer's Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AT THE REQUEST OF A PLANNING COMMITTEE MEMBER

The Site

1. The site is the curtilage of Cringle Quarry - a working quarry situated on the western side of the A27 Round Table - Colby highway, towards the northern end of that roadway. The quarry extends to 3 hectares including a recently approved extension (PA 08/02090). Access into the quarry is directly from the highway with recently approved fencing on each side (PA 11/1760).

1. The quarry is clearly visible from the road alongside and from the adjacent South Barrule which is a popular walk; from the A36 Sloc Road the quarry is only now just visible due to the piles of excavated material which are visible on the skyline. The view into the site from directly in front is what one would expect from a quarry - piles of stone, heavy vehicles and equipment. The recently approved fencing helps mitigate this view although a view is clearly available into the site.

The Proposal

1. Proposed now is the use of part of the site for the recycling of inert material. The part of the site to be used is to the left of the entrance, accessed through the existing site entrance - an area of 25m by 35m. The importation of material to be processed will be in association with the exportation from the site of the quarried material. There is a 7.5 ton weight restriction on the road leading to the quarry. The material to be recycled will be hardcore, demolition rubble, concrete, brick and stone which will be crushed and reused as hardcore. A crusher will be required to be sited permanently on site along with shoveling vehicles and equipment.

Planning Status And Policy

1. The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as an "Area for surface mineral working" within a wider area where development could affect the provision of a supply of potable water.

1. As such, the appropriate policy to be applied is Waste Policy 1:

"Waste management installations, including landfill sites, civic amenity sites and facilities for the bulking up, separation, recycling or recovery or materials from waste will be permitted provided that:

a) there is an acknowledged need for the proposal in accordance with the approved Waste Management Strategy; b) there is no unacceptable adverse impact on local residents in terms of visual amenity, dust, noise, or vibration or as a result of the traffic generated thereby: c) there would be no unacceptable adverse effect on: i. landscapes, geology/geomorphology and features of special interest or attraction

1. Ancient Monuments or their settings

iii. Registered Buildings or their settings or features of architectural importance iv. the character and appearance of Conservation Areas v. suites of archaeological interest vi. sites containing species or habitats or international, national or local importance vii. land drainage and water resources viii. areas of woodland or the Island's timber resources or ix. designated National Heritage Areas. d) the proposal is acceptable in terms of access arrangements and highway safety e) in the case of landfill sites working shall be in accordance with a phased scheme of restoration and landscaping f) the proposal does not sterilise other significant mineral deposits g) the proposal will not have an unacceptable adverse impact on airport safety by, for example, increasing the risk of bird strike."

1. On the draft Southern Area Plan the site lies within an area designated as a Mineral Extraction site and within an area where development is considered unsuitable due to potential contamination of a water supply.

Planning History

1. Planning permission has recently been granted for a significant extension to the quarry (PA 08/2090) and the erection of fencing (PA 11/1760).

Representations

1. Highways Division request further information on traffic levels and the suitability of the road network.
2. Arbory Parish Commissioners indicate that they have no comments to make.

Assessment

1. The Waste Operations Management Unit has confirmed that the proposal does fit within the Island Waste Strategy and the recycling of construction and inert demolition waste is supposed by the Unit. This is due to the fact that the operation will reduce waste to landfill and increases the Island's recycling performance and treats waste as a resource which in turn will help preserve the Island's virgin assets.
2. The applicant has provided further information in respect of likely traffic levels, clarifying that the facility is not a publicly accessible one and the operator will use his own vehicles on return journeys to the quarry from deliveries thus reducing any additional traffic levels. They confirm that no sorting is required on site and that the material is inert from construction sites. Crushed material will be kept on site ready for collection and onward transportation and is likely to be taken as an alternative to excavated material, rather than in addition to. In comparison with the existing quarry operation the applicant suggests that the proposed recycling operation will not be significant.

1. As there is a significant distance between the site and any residential (or indeed any) property, and taking the above into account regarding the traffic movements, the proposed use will not result in any adverse impact on existing residential property. There are also no Registered Buildings, Conservation Areas nor areas of ecological interest which would be adversely affected by the operation of the recycling within the working quarry.

1. There is no objection to the application from the Highway Authority and as such it should be taken that there is no adverse impact on highway safety or traffic flow.

1. The use will continue for as long as there is a working quarry on the site. The proposed scheme of restoration, approved under PA 08/02090/B involves the importation of soil, and planting when quarrying ceases (although there is mineral beyond the extent of quarrying) whereupon all equipment and plant will be removed from the site. A condition should be attached to limit the use to this period. The use will take place on the quarry floor where there is to be no further quarrying and as such the proposed use will not sterilise any mineral extraction.

1. The site is not within the airport safety zone nor within an area which is affected by or will affect the airport.

1. Whilst the site is within an area where development could adversely affect a water supply, this is a matter for the Waste Disposal Licence which is required prior to the proposed use being implemented.

Party Status

1. The local authority, Arbory Parish Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 26.06.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time.

C 2. This permission relates to the use of the site as shown in drawings reference 4376/S2, 4376/S1 and 4376/L1 all received on 3rd April, 2012 for the recycling of inert construction and demolition material

C 3. The use hereby approved may continue for as long as the quarry continues to be operated in accordance with a valid planning approval and unless and until the area for the recycling is required in association with an approved scheme of restoration.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005

Decision Made : A Committee Meeting Date : 9.7.12

Signed : Sohowett Presenting Officer

Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate ☑ YES ☐ NO