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25/90717/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90717/B Applicant : Manx Rock Limited Proposal : Installation of mineral wash plant Site Address : Billown Quarry Foxdale Road Ballasalla Isle Of Man IM9 3DW
Planning Officer: Russell Williams Photo Taken :
Site Visit :
Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 05.01.2026 __
Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
C 1. 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.
C 2. Reasonable steps shall be taken to minimise the incidence of airborne dust caused by the operations, including the following: o Use of a bowser to spray water onto active site areas and site roads, as and when the conditions dictate; o The establishment, where appropriate, of vegetation covers on mounds of stored material; o The regular cleaning and maintenance of site roads, including those used for access to the public highway; o At no time shall operations take place which, despite the use of dust control measures, would give rise to visible air borne dust emissions beyond the boundary of the quarry complex. In such circumstances operations that cause dust shall temporarily cease until such time as weather conditions change favourably or dust suppression becomes effective.
Reason: To avoid impacts on amenity arising from dust and to be consistent with the previous conditions for approval for the initially quarry (03/01981/B), the extension (18/00161/B) and restoration and infill (22/00922/B).
C 3. No water, mud or contaminants shall be permitted to drain, flow or be transferred by vehicle wheels on to the highway.
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Reason: In the interest of highway safety and to be consistent with the previous conditions for approval for the initially quarry (03/01981/B), the extension (18/00161/B) and restoration and infill (22/00922/B).
C 4. The operation of the Mineral Wash Plant and any associated machinery by staff, shall be carried out only between 0700 and 1800 hrs Mondays to Fridays and 0700 to 1300 hrs on Saturday.
Maintenance of the plant may be carried out within these hours and between 0700 and 1630 hrs on Saturday and between 0800 and 1630 hrs on a Sunday. There shall be no working outside these hours.
Reason: To accord with the proposed Noise Impact Assessment, in the interests of amenity in the area.
C 5. Noise emitted from the site and associated with the operation of the Mineral Wash Plant shall not exceed 55dBLAeq(1hr) (free field) when measure 1m from the façade of any noise sensitive property.
Reason: To control noise experienced by those living in residential property near the site and to be consistent with the previous conditions for approval for the initially quarry (03/01981/B), the extension (18/00161/B) and restoration and infill (22/00922/B).
C 6. Prior to the commencement of development, including works of site clearance and ground preparation, details of a suitably qualified Ecological Clerk of Works (including name of person/company as well as details about their role on site), to be appointed for the duration of the works, shall be submitted in writing for approval by the Department. The Ecological Clerk of Works shall be responsible for overseeing the wildlife mitigation and protection measures contained within the Preliminary Ecological Appraisal dated July 2025 in full, throughout the duration of construction works.
Reason: To provide adequate safeguards for the ecological species existing on the site.
C 7. The Mineral Wash Plant hereby approved shall not be brought into operation until the approved surface water drainage scheme is fully completed in accordance with details set out at Section 7.0 and Appendix 2 (DrNo. 10425-ECL-XX-XX-DR-C-5001 Rev02) of the approved Flood Risk Assessment report.
Reason: To ensure the development suitably mitigates any increase in surface water drainage within the site.
C 8. If the Mineral Wash Plant, or any element thereof become redundant for its original purpose, or the works or any part thereof cease to be operational, all of the relevant infrastructure must be removed from site and the ground made good. A scheme for how this will be undertaken including timings, must be approved by the Department within six months of the facility or any part thereof becoming redundant and the restoration works undertaken in accordance with the approved scheme.
Reason: The development is considered acceptable whilst the need exists on the site and if the facility is not operational, the development should be removed from site, reinstating the original environmental condition of the site.
This application has been recommended for approval for the following reason. The proposed development will improve the efficiency of mineral extraction at the quarry and its use across the island, thereby reducing the need to import material to the Island. The site is set within the centre of the operational quarry, and it has been established that the
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construction and operation of the mineral wash plant can be undertaken without giving rise to adverse impacts upon the landscape and wider environment, amenity in the area, biodiversity, highway safety or drainage and air and water quality. The development is considered to be acceptable in principle and will comply with General Policies 2 and 3, Environment Policies 1, 4, 7, 10, 13, 22 and 23 and Transport Policy 4 of the Strategic Plan.
Plans/Drawings/Information;
This decision relates to the following plans, drawings and reports, date stamped 23 July 2025:
Site location plan 10425-ECL-XX-XX-DR-C-0001 Rev P01 Existing site layout 10425-ECL-XX-XX-DR-C-0002 Rev P01 Proposed site layout 10425-ECL-XX-XX-DR-C-0003 Rev P01 Proposed Washplant elevations 10425-ECL-XX-XX-DR-C-0004 Rev P01 Proposed Washplant layout 10425-ECL-XX-XX-DR-C-0005 Rev P01 Proposed Washplant Platform Details 10425-ECL-XX-XX-DR-C-0006 Rev P01 Landscape and Visual Impact Assessment prepared by House Associates Ecological Appraisal prepared by Evergreen Ecology Dust and Particulate Management Plan prepared by Egniol Consulting Ltd Flood Risk Assessment prepared by Egniol Consulting Ltd Noise impact report prepared by E3P __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
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Officer’s Report
THIS APPLICATION IS REFERRED TO THE COMMITTEE AT THE REQUEST OF THE HEAD OF DEVELOPMENT MANAGEMENT
1.0 THE SITE
1.1 The application site encompasses Billown Quarry, which is an operational limestone quarry to the west of Foxdale Road and to the north-east of Cross Four Ways. The wider site comprises the operational quarry, associated yard area and the consented extension. The application site is within the central "yard" area which is laid to hardstanding and a small area of scrub.
1.2 The quarry consists of an existing material processing area which is completed landfilled quarry area closest to Foxdale Road (the A3). There is an asphalt processing plant in this area which produces asphalt products primarily for the private road building market. The main constituent of the asphalt is limestone aggregate quarried from the contemporary mining areas to the west. Whilst some limestone aggregate goes to asphalt production, the crushed limestone from Billown Quarry is also used as roadstone, concrete aggregate, agricultural limestone and for other specialist uses.
1.3 The site is located to the west of the A3 Foxdale Road and to the north of the A7 Douglas Road. Lying within largely agricultural land in the open countryside, it is located
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approximately 1km to the west of Ballasalla, 1.2km to the east of Ballabeg, and 2km to the north of Castletown.
1.4 The land surrounding the quarry and asphalt plant is generally open, agricultural land with the original part of the quarry, Broom House and the asphalt plant surrounded by woodland. To the south is a further area of woodland and a water body which is an Area of Special Scientific Interest (Rosehill Quarry).
1.5 There are no protective designations or restrictions on the quarry with the nearest Registered Building being Malew Church half a mile to the south with the nearest Registered Trees on the edge of Ballasalla to the east and at Billown Mansion to the southwest. To the south, former mineral workings have been made an Area of Special Scientific Interest. A public right of way (265) runs north to south along the west of the quarry and is the subject of a diversion order.
2.0 THE PROPOSAL
2.1 The application seeks planning permission for the installation of plant on the site which would enable mineral extracted from the site to be naturally washed and screened. It involves discharging the material into a hopper at one end of the plant with the material fed through a series of conveyors with material screened, washed and separated before being stockpiled. The wash plant comprises a number of elements including: o Conveyors o Recycling hopper o Filterpress o Sandplant o Water treatment tank o Hydrosizer o Logwasher and o Deck washing screens
2.2 The washing & screening element will be operated during normal quarry licensed working hours (Mon-Fri 0700-1800hrs, Sat 0700-1300hrs with maintenance of plant permitted to be carried out within these hours and between 0700hrs and 1630hrs on a Saturday and between 0800hrs and 1630hrs on a Sunday). The sludge element would run overnight; this is an automated part of the operation that pumps water from the big sludge tank through filter.
2.3 The proposed plant will have a footprint of approximately 60m by 41m and the tallest part of the plant will be just under 14m above ground level. The plant will be clad in dark green sheeting (6026) which will further reduce any visual impact. The lower elements of the wash plant (i.e. those below the height of the external screen mounds) will be lit during the winter months at a height of no greater than 3 metres. The plant comprises a series of conveyors which undertakes the following process: Washing: The screened aggregates can then be washed to remove clay, silt, and other unwanted materials some of which are recyclable and separated. Dewatering: After washing, the aggregates are dewatered, typically through specialised screens and cyclones, to reduce moisture content. Fine Material Recovery: Fine limestone particles that may be lost during the washing process are recovered, preventing waste and maximising resource utilisation.
2.4 Regarding drainage, the water used in the process will be discharged from the plant and directed to the ground, as is the existing groundwater. However first it will be drained via an infiltration basin designed as a natural flow path to the southern quadrant of the site.
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2.5 The application is supported by an ecological impact report, prepared by Evergreen Ecology dated July 2025, which is based upon a desktop study and walk over survey in June 2025.
2.6 The application is also supported by a Dust and Particulate Plan, LVIA and Noise Assessment.
3.0 PLANNING POLICY
3.1 The site lies within the remit of The Area Plan for the South 2013 and the Isle of Man Strategic Plan 2016. The site is not designated for development other than being recognised in The Area Plan for the South constraints plan as a Minerals Extraction Site. The plan shows the location of Billown Quarry and in Chapter 9 of the Written Statement (paragraph 9.34) notes that it is an active quarry and paragraph 9.4.1 provides for options for restoration including infill for a suitable after-use.
3.2 The site falls within the Ballamodha, Earystane and St Marks Landscape Character Area
3.3 The following policies of the Strategic Plan are relevant: Strategic Policy 1 - Best use of land Strategic Policy 2 and General Policy 3(e) - Settlement boundaries and allows for minerals development to be permitted in the countryside Strategic Policy 4 - Protection of landscape quality, natural and heritage assets Strategic Policy 10 - Sustainable transport / highway safety General Policy 2 - Development considerations, including local amenity General Policy 3 - restrictions on development in the countryside other than in certain circumstances, including, "development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative"; Environment Policy 1 - protection of countryside - no development that would adversely affect the countryside unless overriding national need and no alternatives Environment Policy 2 - Protection of Landscape Environment Policy 4 - Biodiversity Protection Environment Policy 7 and 8 - Protection of the water courses, wetlands and general water environment Environment Policy 10/11/12 - Flood risk Environment Policy 21/22/23 - Development not accepted where unacceptable impact in terms of air or water pollution, vibration, odour or noise Business Policy 1 - Employment growth Transport Policy 4 - Existing highway capacity Transport Policy 7 - Parking Provision Infrastructure Policy 5 - Water Conservation Minerals Policy 1 states, in full, "Development involving the winning and working of minerals will be permitted only where it is demonstrated that there is a need for the minerals which cannot be met through the provision of secondary aggregates. Applicants will be required to demonstrate also that; (a) there would be no unacceptable adverse effect on local residents in terms of visual amenity, dust, noise, or vibration as a result of the on site operation itself (including development, maintenance and restoration) or the traffic generated thereby; (b) there would be no unacceptable adverse effect on: i. landscapes and geology/geomorphology features of special interest or attraction; ii. Ancient Monuments or their settings;
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iii. Registered Buildings or their settings; iv. the character and appearance of a Conservation Areas; v. sites of archaeological interest; vi. sites containing species or habitats of international, national and local importance; vii. land drainage and water resources; and viii. designated National Heritage Areas; (c) the proposal is acceptable in terms of access arrangements and highway safety; (d) working will be in accordance with a phased scheme of restoration and landscaping; and that (e) the proposal does not sterilize other significant mineral deposits. Exceptionally, national need for a particular mineral may warrant setting aside one or more of these constraints.
4.0 OTHER MATERIAL CONSIDERATIONS
4.1 None.
5.0 PLANNING HISTORY
5.1 The yard area at Billown was backfilled from about 1975, as a local government tip. Modern day quarry development for the western quarry areas at Billown received initial planning permission in October 1992 (PA91/4078). Final infill of the current yard area was undertaken in 1995 as part of the new Billown quarry development. 96/00019/A - Approval in principle for offices associated to the quarry, Billown Quarry, Billown, Malew (Refused) 96/01445/B - Erection of two storey office accommodation with associated parking and re- opening of previous road access, Billown Quarry, Billown - approved 99/01988/B - Erection of Portakabins to create workshops and stores - approved April 2000 01/00309/B - Installation of replacement bitumen coating plant with associated tanks, hoppers, conveyors and access road - approved July 2001 03/01981/B - Extension to limestone quarry and relocation of stone processing operations (approved May 2004) - this permission effectively modernised the consent for quarrying operations on the current application site 16/00952/B - Erection of cabins to provide additional office accommodation at The Grounds of Broom House, Billown Quarry, Foxdale Road, Ballasalla - approved 18/00161/B - Extension to Existing Quarry was approved on 09/08/18. 18/01193/B - Infilling of quarry and restoration of grassland - approved July 2019 (area of land adjacent to this application site) 22/00138/B - Replacement site office - approved April 2022 22/00140/B - Erection of a replacement dust shed - approved April 2022 22/00922/B - Restoration of quarry by infill - approved
6.0 REPRESENTATIONS
6.1 The following Consultees have been consulted and their responses can be summarised as follows: Malew Commissioners - No objection.
DOI Highway Services - The following planning applications have no significant negative impact upon the highway network in terms of highway safety, highway operation and car parking. Highway Services HDC does not oppose (DNO) the following applications. Advisory comments are applied where relevant, such as for licences to use the highway for equipment and material during works:
After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the existing access and
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site layout can accommodate the proposals satisfactorily and the operators grounds has enough parking area for staff of the existing and proposed development.
DOI Highways Drainage - Allowing 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: As no levels are shown in the documents it is impossible to determine any surface water flows? Therefore the Applicant should demonstrate compliance with the clause above. Ie do not discharge any surface water onto the highway.
Environmental Health Unit - Please note this opinion is based on the plans/documents provided for the planning application and available mapping tools, a site visit has not been carried out. I would comment as follows: We do not object to the proposal. The Noise Impact Assessment has concluded no adverse impact. The assessment has focussed on 'daytime'/normal working hour (07:00 - 19:00) periods to ascertain the (1hour) background value and has assessed the potential impact on this basis. Were operations anticipated outside the above hours, another assessment should be undertaken to demonstrate the potential impact during these hours as well. Therefore the Planning Department may wish to consider a condition stipulating that this activity is restricted to the hours of 07:00 - 19:00 daily as these hours are what the conclusion of the Noise Impact Assessment relates to. Recommended Conditions: A condition restricting the use of the mineral wash plant to between the hours of 07:00 - 19:00hrs daily.
Ecosystem Policy Team - General Stance - No objection. Detailed comments:
The Ecosystem Policy Team can confirm that Evergreen Ecology's Ecological Appraisal is all in order and that a suitable level of assessment has been undertaken.
Though Rosehill Quarry, Billown Area of Special Scientific Interest (ASSI) is less than 100m from the development site, the protected area is not expected to be impacted by the proposals and pollution measures are already in place on the working site.
There is potential for common frogs and nesting birds to be impacted by the small amount of scrub removal, but these impacts can be avoided by implementation of the working methods, including cutting outside of the nesting bird season and pre-commencement checks, contained in section 4.1.3 of Evergreen Ecology's Ecological Appraisal.
Climate Change Team - No Objection
Concerns regarding lack of information with no GHG emissions assessment or energy use assessment having been undertaken. This is a particular concern on relation to the Climate Change Act 2021 (inc. Net zero by 2050 and the Planning amendments in the Schedule) and the interim targets stated in the Climate Change Plan 2022-2027.
DEFA Energy and Minerals - Having reviewed the planning application the Department confirms that it has no comments or concerns with regards to the proposal, subject to conditions being applied to ensure the appropriate environmental monitoring as outlined in the Dust and Particulates Management Plan and Preliminary Ecological Assessment are followed. We would like to suggest that prior to the commencement of operations, a method statement is submitted detailing how primary materials (such as overburden and previously deposited
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quarry material) will be kept separate from secondary materials (construction and demolition waste imported to the site) during processing. If additional products are being made from primary material, there will be a requirement to update the existing minerals lease and the applicant should discuss any amendments needed with the Minerals and Energy Team at the Department of Environment, Food and Agriculture.
7.0 ASSESSMENT
7.1 The key considerations in the determination of the application are:
o Principle of Development (including need) o Visual amenity and landscape character o Highways o Noise and dust o Biodiversity o Drainage
PRINCIPLE OF DEVELOPMENT
7.2 The proposals are for the installation of a mineral wash plant at Billown Quarry. The site is within a countryside setting and, therefore, General Policy 3 applies. This seeks to restrict development in countryside locations unless an exceptional circumstance exists. To this end, criteria (e) permits "location-dependent development in connection with the working of minerals or the provision of necessary services." GP3(g) support development of an overriding national need.
7.3 The proposed development does not directly fall under the envelope of "winning and working of minerals", but the processing of minerals once extracted. The proposed wash plant is described within the application as forming a new essential part of the quarry operation, which will wash and separate stone on site, increasing the amount of usable mineral extracted from the site.
7.4 Having regard to the ongoing operation of the quarry the need to obtain as much natural resource from the island as possible, such that importing material/minerals is kept to a minimum, the proposed development is considered to be a necessary service to the business.
7.5 Having regard to the above and the fact that the proposed development will support the improved extraction and recovery of mineral from the active quarry, the principle of development is considered to be acceptable and accords with the exceptions set out under General Policy 3 of the Strategic Plan.
VISUAL AMENITY AND LANDSCAPE CHARACTER
7.6 The environment is given protection from new development by virtue of Strategic Policy 4 (b), General Policy 2 and Environment Policy 2.
7.7 The application is supported by a LVIA which seeks to identify and assess the likely significance of the effects of change on the landscape as an environmental resource in its own right (landscape character impact) and identify and assess the likely significance of the effects on people's views and visual amenity (visual impact) resulting from the installation of the wash plant.
7.8 At a local level, the landscape impact of the current quarry excavation is relatively low due to the workings being concealed from local roads and residential properties by the natural topography and vegetation. Nonetheless, the quarry is visible from the public right of way running through the west of the site and some other elements of this footpath, which has a
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medium sensitivity to change. The wash plant will be visible in the immediate landscape setting, primarily due to its height above ground and massing of various components, though earth mounding around the site will reduce the impact quite markedly, particularly in the immediate setting. IN the wider landscape, views are restricted and available at a distance of over 1km, from which the visual impact of the wash plant would be low.
7.9 Views from the local highway network and nearby residential properties will be very limited, and the wash plant will mostly be hidden due to changes in land levels and screening from mounding. If seen, only the upper 1-2 metres will be seen with the bulk of the plant being hidden from view.
7.10 The LVIA has concluded that having assessed the location, type and scale of development, landscape effects within the Study Area would be Slight Adverse. The impact of the wash plant upon the landscape and visual amenity will be medium term, as it is to be assumed that the pant will remain in situ during the remaining lifetime of the quarry.
7.11 Overall the impact of the proposed wash plant upon the character of the landscape and visual amenity will be minimal, with only the upper 2 metres visible from a limited number of vantage points. The main bulk of the plant will be screened by surrounding topographical changes in land, existing mounding around the site and landscape planting. The overall impact of the development is therefore considered to be acceptable and compliant with General Policy 2 and Environment Policy 2 of the Strategic Plan.
HIGHWAYS
7.12 The wash plant is not anticipated to increase the amount of mineral extracted from the quarry and thus, once constructed, the operation of the wash plant will not increase the number of vehicle movements to and from the site.
7.13 As a consequence, it can be determined that the proposed development will not give rise to any adverse impact upon the local highway network, be that the capacity of the network or general highway safety. There is no objection from Highway Services and the impact upon highways is considered to be acceptable.
NOISE & DUST
7.14 The application is supported by a Noise Impact Assessment report which reviews the key noise sources associated with the development and assesses their impact upon existing residential receptors and to specify mitigation measures, where required. The Noise Assessment follows BS4142 guidelines.
7.15 The assessment has found that the predicted rating level from the proposed plant would be at least 5 dB below the existing background sound level which suggests no adverse impact and limits noise creep of existing specific sound levels from existing quarry operations.
7.16 The submitted Noise Impact Assessment is thorough and follows the required guidance, assessing the impact of the operational impacts upon sensitive local receptor points in the immediate setting. There has been no objection raised by the Statutory Consultees or nearby residents and when regard is had to the nature of the development, low noise generation of plant, distance to and change in topography between receptor points, the impact upon amenity in the area from noise is assessed as being negligible and not so harmful as to warrant refusal.
7.17 As with noise, the application is supported by a Dust and Particulate Management Plan. The Plan identifies the source of potential dust creation and ways in which any potential issue will be resolved. It explains that mobile plant and pumps are potential point sources of
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emissions of particulates to air. The principal type of such emissions would be unburned or part-burned fuel oil in exhausts from internal combustion engines.
7.18 The Plan assesses states that dust from the transportation of as-blasted stone from the face to the wash plant, and its tipping, will not give rise to any increase in dust creation than the existing arrangement for the crushing and dry screening process. To ensure that dust is suitably managed, dust suppression techniques will be employed, which is a process that is understood to be employed when necessary already.
7.19 Through sound site management it is considered that dust can be suitably managed such that there is no adverse impact upon the environment or sensitive receptor points in the surrounding area.
Having regard to the above, a likely significant effect upon nearby residential and sensitive receptor points can be ruled out and the impact of the development upon residential amenity from noise and dust will be acceptable, such that General Policy 2 will be complied with.
BIODIVERSITY
7.20 The key policy tests for assessing the impact of development upon biodiversity are General Policy 2 (d) which states that development will be permitted where it "does not adversely affect wildlife or locally important habitat on the site or adjacent land, including watercourses". Additionally, Environment Policy 1 confirms that "The countryside and its ecology will be protected for its own sake." Whilst Environment Policy 4 sets out a number of circumstances where development will not be permitted, and includes adverse impacts upon habitats and species of internal and national importance, as well as wildlife sites, local nature reserves and the like.
7.21 The Preliminary Ecological Appraisal supporting the application contains a detailed assessment of the likely impacts of the proposed development upon biodiversity within the site and its immediate setting and considers the likely effects during the construction phase and thereafter. It states that there are indirect risks to designated sites from dust creation and water runoff pollution, though it is considered that suitable measures can be put in place to prevent this occurring, as discussed in this report.
7.22 The development has limited potential to impact upon species, with nesting birds and the common frog most likely to be encountered. The risk of disturbance and harm can be minimised by controlling the timing of works and ensuring suitable checks are undertaken prior to works commencing. It is pertinent to note that there is no objection from the Ecosystem Policy Team.
7.23 Having regard to the above, the development is not considered to pose a risk to biodiversity and will comply with General Policy 2 and Environment Policies 1 and 4.
DRAINAGE
7.24 The application site is not in an area at risk of flooding from fluvial, tidal or surface water sources. There are no water courses in close proximity to the site that might be at risk from contamination. Comments from Highway Drainage are noted, but it is pertinent to note that the development does not alter the access and that at present, there is no surface water drainage system on the site and all water drains naturally to the ground.
7.25 Environment Policy 10 states "Where development is proposed on any site where in the opinion of the Department of Local Government and the Environment there is a potential risk of flooding, a flood risk assessment and details of proposed mitigation measures must accompany any application for planning permission. The requirements for a flood risk
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assessment are set out in Appendix 4." Environment Policy 13 states "Development which would result in an unacceptable risk from flooding, either on or off-site, will not be permitted." Environment Policy 7 states that "Development which would cause demonstrable harm to a watercourse, wetland, pond or dub, and which could not be overcome by mitigation measures will not be permitted." It continues to state that where development does affect a watercourse various criteria must be satisfied to ensure that water quality and the watercourse in general are not adversely effected.
7.26 The very nature of a wash plant involves the introduction of water to the processing of minerals on the site and the impact of this water must be appropriately managed in order to prevent flooding of the site and off site, as well as ensuring that water contamination is prevented. The wash plant is essentially a sealed system, though there will be water loss and the new hardstanding surfaces will also create increased runoff rates compared to the current ground surfaces.
7.27 The development proposes the construction of an infiltration basin to the southwest corner of the application site, which is a natural low spot in immediate proximity to the siting of the plant.
7.28 It is proposed to drain water from the wash plant and hardstanding to the new infiltration where it will be held and returned to ground via infiltration. The basin has a volume of 229m3 and this is designed to have sufficient capacity to serve the development, including a climate change allowance.
7.29 The application proposes a range of monitoring and maintenance measures that will be employed during the lifetime of the wash plant, ensuring that the surface water drainage system remains operational. This includes maintaining any vegetation, desilting and ensuring inlets/outlets remain clear.
7.30 Based upon the submitted surface water drainage strategy, it is considered that the proposed development will not give rise any an increased risk of surface water flooding on or off of the site and that water quality can be suitably managed. The proposals therefore comply with Policies EP10 and EP13, subject to conditions.
8.0 CONCLUSION
8.1 The proposed development will improve the efficiency of mineral extraction at the quarry and its use across the island, thereby reducing the need to import material to the Island.
8.2 The site is set within the centre of the operational quarry, and it has been established that the construction and operation of the mineral wash plant can be undertaken without giving rise to adverse impacts upon the landscape and wider environment, amenity in the area, biodiversity, highway safety or drainage and air and water quality.
8.3 The development is considered to be acceptable in principle and will comply with General Policies 2 and 3, Environment Policies 1, 4, 7, 10, 13, 22 and 23 and Transport Policy 4 of the Strategic Plan, and it is recommended that planning permission is granted.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to:
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o Applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
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I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made: Permitted Date: 26.01.2026
Signed : Miss Abigail Morgan Presenting Officer
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