21 June 2024 · Delegated - Principal Planner (Jason Singleton)
Composting Site, Poortown Road, St Johns, Isle Of Man, IM4 3nq
The proposal involves building a new 24m x 16m agricultural shed (5m eaves height, 7m ridge height) with half concrete block and green cladding walls at the Ballaneven Compost & Horticulture site, which is at capacity and needs extra dry storage to process waste wood from green waste into a finished product, enabling 9…
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The site is in the countryside where development is restricted under General Policy 3 and Environment Policy 1 to protect it for its own sake, but exceptions apply for buildings essential to agricultu…
General Policy 3
Prohibits development outside zoned areas except for essential agriculture/forestry buildings under (f). Officer assessed the compost storage shed as essential to the horticultural composting business, meeting the exception as it expands capacity for an established operation.
Environment Policy 1
Protects countryside from adverse development unless overriding need with no alternative. Horticultural need for storage outweighed protection, with acceptable impact due to location and scale.
Environment Policy 2
Protects AHLV landscapes unless no harm to character or location essential. Building causes no significant harm due to partial screening, intermittent views, and similar design to existing.
Environment Policy 15
Permits agricultural/horticultural buildings if need outweighs countryside policies, sited near existing groups, appropriate scale/materials. Proven need met, sited next to existing building, sympathetic design.
Environment Policy 17 - permits development related to nurseries and market gardens
Permits nursery/market garden facilities if in keeping with surroundings, no amenity/highway harm, screened if appropriate. Scale/form acceptable, no adverse impacts, positioned away from highways with screening.
Business Policy 1
Encourages employment growth if according with policies. Expansion supports compost production for Island horticulture businesses.
Time limit
The development 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.
Use restriction - composting only
The building hereby approved shall be used solely for composting processes and all ancillary processes associated with its production of compost. Reason - In the interest of Highway Safety
Use limited to specific company
The use hereby approved shall only be for the benefit of Ballaneven Compost and Horticulture Ltd for the purpose of composting green waste and in accordance with the details set out in the application. Reason: The countryside is protected from development and an exception is being made on the basis of waste management need. As such the building must be used for the purposes for which it is approved.
Roofing materials
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. Reason: In the interests of the character and appearance of the site and surrounding area.
no significant negative impact upon highway safety, network functionality and/or parking, as the existing access is acceptable for the proposals
Highway Services provided two responses: one no objection (NHI) on highway safety and parking, and another recommending the applicant demonstrate compliance with drainage requirements to avoid contravening the Highway Act.
Key concern: surface water runoff onto public highway contravening Highway Act
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking, as two vehicles can be parked on the drive with the removal of the garage for parking.; Highway Services HDC has no interest (NHI)
Highway Services
Conditional No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.; Recommendation: The applicant should be aware of and demonstrate compliance with the comments above.
Conditions requested: The applicant should be aware of and demonstrate compliance with the comments above
