13 August 2025 · Planning Committee
Corlett Building Materials Ltd, Ballaharra Quarry, Ballaharra, St. Johns, Isle Of Man, IM4 3rb
Corlett Building Materials Ltd proposed extending their operational Ballaharra Quarry on Peel Road, St Johns, by extracting sand and gravel from two adjacent pasture fields (Phase 1: 2.07ha to 32mOD; Phase 2: 2.98ha to 27mOD) at current rates of ~8,400 tonnes/year, processing on-site using existing plant, and restoring…
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The extension was deemed acceptable as it continues existing quarry operations on adjacent land without significant visual harm to the rural character, due to screening by topography, retained hedgero…
Spatial Policy 5
Requires new development in countryside only per GP3 exceptions. Extension qualifies under GP3(e) location-dependent minerals working and GP3(g) national need, with no reasonable alternative imports.
General Policy 3
Permits countryside development for minerals working (e) and overriding national need (g). Quarry extension meets as operational extension providing essential local aggregates.
Minerals Policy 1
Permits mineral winning if need demonstrated, no unacceptable adverse effects on amenity/landscape/ecology/highways, phased restoration, no sterilisation. EIA showed need met, effects mitigated, restoration detailed.
Environment Policy 1
Protects countryside unless overriding national need. Minerals need outweighs protection given mitigations.
Environment Policy 4
Protects species/habitats of local importance. Impacts on grassland/scrub/lizards/birds mitigated via fencing, timing, retention.
Environment Policy 5
Mitigation conditions for ecological harm: minimise disturbance, manage interest, replace habitats via restoration.
Environment Policy 22
No unacceptable pollution/noise. Existing mitigations retained; no nearby receptors.
Environment Policy 23
Assess alterations' impact on neighbours. No nearby properties affected.
Business Policy 1
Encourages employment growth if policies met. Supports construction industry.
Transport Policy 4
Highways accommodate traffic safely. Existing access suitable; similar generation.
Transport Policy 7
Parking per standards. No issues raised.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Extraction cessation and restoration trigger
From the date that development is begun for the purposes of condition 1 above, the winning and working of sand and gravel and all operations and uses of land authorised by this permission (save for any restoration and aftercare pursuant to conditions 5 and 7) shall cease not later than 60 years from the date of the implementation of this permission or extraction of phases 1 and 2 have been finished as per Chapter 1 paragraph 2.8 of the EIAR whichever is the sooner. After which the site shall be restored and the aftercare period concluded in its entirety in accordance with the approved detailed restoration and aftercare schemes as required by conditions 5 and 7.
Boundary vegetation protection fencing
No works shall commence on either Phase 1 or Phase 2 of the development, hereby permitted, until fencing around the root protection areas of boundary vegetation to be retained along the northern boundary shown around phase 1 as shown on the Landscaping and Restoration Plan (Drawing PL07 Rev 1); and, in the SLR Ballaharra Quarry Extension: Landscape, Restoration and Aftercare Management Plan (Revision 01) - dated June 2025, has been erected. Thereafter, such fencing must be retained in place for the lifetime of the development for each of the respective phases. Any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
Native hedge planting Phase 2
On commencement of the development (at the start of the extraction phase) or in the next planting season whichever is the sooner the native hedge along phase 2 All planting seeding and turfing shall be carried out in accordance with the details outlined on Drawing No. PL07 Rev 1; and, in the SLR Ballaharra Quarry Extension: Landscape, Restoration and Aftercare Management Plan (Revision 01) - dated June 2025. Any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species. Thereafter, all soft and hard landscape works shall be permanently retained in accordance with the approved details.
Restoration works
Within 3 months of completion of all the extraction works as set down in condition 2, All works of restoration shall be undertaken as outlined on the approved SLR Landscaping and Restoration Plan Drawing (Drawing PL07 Rev 1); and, in the SLR Ballaharra Quarry Extension: Landscape, Restoration and Aftercare Management Plan (Revision 01) - dated June 2025. Any areas that the natural regeneration has already commenced when the extraction activities are still ongoing (as is already the case in some areas on the existing quarry floor), shall be left undisturbed and incorporated into the final restoration scheme.
Operating hours
The development, hereby permitted, shall be subject to the existing hours of operation covering extraction and processing operations within the quarry, namely: 07.30 to 17.00 hrs. Monday to Friday; and, 07.30 to 12.30 hrs. Saturday. The quarry shall not operate on Sundays or Bank Holidays, except in emergency situations.
Topsoil and overburden retention
All topsoil and overburden removed (if any arising) on a phased basis as part of the quarry extension development shall be retained and stored on the site and shall be utilised in the restoration of the quarry as areas become available as outlined on the approved SLR Landscaping and Restoration Plan Drawing (Drawing PL07), and in the final quarry restoration.
Lighting approval
No external lighting, other than security lighting, shall be installed on the site other than in accordance with details that have previously been submitted to and approved in writing by the Department. All works must then be undertaken in full accordance with the approved scheme.
Site security post-cessation
Within 3 months of cessation of development, the site shall be made safe and secure to prevent public access to hazardous areas, including fencing or signage as necessary.
No significant negative impact upon highway safety, network functionality and/or parking as there has been no safety concerns with the current operation of the site i.e. no accidents attributed on the highway network, and the proposals will have a similar traffic generation as existing.
No objection
No objection subject to conditions. EIA Biodiversity Chapter all in order; supportive of proactive mitigation like new hedge planting; content with updated details including restoration plan.
DEFA Energy Policy Team and DEFA Ecosystem Policy Team both raised no objection to the quarry extension, subject to specific conditions on geotechnical assessments, soils management, biodiversity protection, and landscaping.
Key concern: Geotechnical stability of the quarry requiring regular assessments
DEFA Energy Policy Team
Conditional No ObjectionNo objection to the application subject to the conditions set out below; Relying on a single source of sand and gravel is not advisable; Sand and Gravel Landbank 8.7-10.1 years
Conditions requested: Geotechnical Assessments should be undertaken at the quarry at the frequency recommended by the Geotechnical Specialist and at a frequency of no greater than 2 year intervals; Site specific soils management plan indicating location of all existing and proposed soil storage mounds (with details of the nature of the soils and their volumes) and the methodology for soil removal, storage and use in restoring the site, to be agreed with the planning authority prior to commencement of development
DEFA Ecosystem Policy Team
Conditional No ObjectionNo objection subject to condition; SLR’s EIA Biodiversity Chapter is all in order and that a suitable level of assessment has been undertaken; We are supportive of the proactive mitigation which is to be provided in the form of a new hedge around the phase 2 extraction site
Conditions requested: Works to be undertaken as per the SLR Landscaping and Restoration Plan Drawing (Drawing PL07); No works to commence on Phase 1 until fencing around the root protection areas of boundary vegetation has been erected. This must remain in place throughout the development. With the same condition for Phase 2; All artificial lighting to be directed away from surrounding habitats and only utilised during the winter months
