3 March 2011 · Council of Ministers (accepted Inspector David G Hollis's recommendation following inquiry)
Field 130136, Bride Road, Ramsey, Isle Of Man, IM7 4ab
The proposal involved developing two agricultural fields into a civic amenity site for waste recycling and disposal, including a new 88m access road from Bride Road (A10) to a roundabout, then a 20m spur to the site, which measures 66m x 74m with skips, reuse banks, a single-storey 30m x 5m office building (3.4m ridge …
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The Inspector started with General Policy 3(g), finding overriding national need per Tynwald's Waste Management Plan 2000 for regional civic amenity sites, as the existing Wright's Pit site is too sma…
General Policy 3
Prohibits development outside zoned areas unless overriding national need with no alternative (g). Inspector found Tynwald Waste Plan establishes need for northern site; Balladoole best after 40-site assessment, outweighing countryside presumption.
Environment Policy 1
Protects countryside unless overriding need/no alternative. National waste strategy need justified development despite adverse countryside effects.
Environment Policy 2
In High Landscape Value, protect character unless no harm (a) or essential location (b). Harmed character/quality acknowledged (size/visibility), but location essential per site selection.
Environment Policy 22
No unacceptable harm from pollution/noise/odour/vibration/light. EIA found negligible air/traffic noise impacts at residences >129m; mitigable via CEMP/conditions.
Environment Policy 24 - Pollution sensitive development
Requires EIA for significant effects. Full EIA submitted/assessed; mitigable construction/operational impacts.
Strategic Plan Environment Policy 25
Pollution-sensitive uses near sources only if safeguarded. Civic site not pollution-sensitive; receptors adequately separated.
Waste Policy 1
Permits civic sites if Waste Strategy need, no adverse impacts, acceptable access. Need proven; impacts not unacceptable with mitigation.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the creation of a civic amenity site with site road and roundabout as proposed in the submitted documents and plans which are date-stamped 3rd August 2010.
Construction Environmental Management Plan
A Construction Environmental Management Plan ("CEMP") for the construction phase of the site development will be produced and submitted to the Planning authority (prior to commencement of construction). Site construction shall not commence until the CEMP shall be approved in writing by the Planning Authority.
Site clearance timing
Site clearance works relevant to existing hedges/banks shall only be undertaken between August and March to protect nesting birdlife.
Landscape scheme
(1) No development shall take place until full details of a landscape Scheme ("LS") are produced, submitted and approved by the Planning Authority (prior to commencement of development of any landscape and any visual mitigation measures); (2) All planting will be carried out in accordance with the approved details contained in the LS in the next available planting season; (3) A Schedule of Maintenance Operations will be agreed with the Planning Authority together with details of an appropriately qualified contractor relevant to any planting undertaken in accordance with the conditions 5(1) and 5(2) to ensure that the design envisaged is realised, this will include replacement and management of any planting undertaken as appropriate and required to realise the design objectives.
Access completion
The site shall not be opened to the public for use as a civic amenity site unless and until all works necessary to secure unimpeded public access by the site road and roundabout shall have been completed.
Operating hours
The site shall be allowed to operate as a civic amenity site open to the public between the following times: Monday to Thursday 8.00 am to 4.30 pm; Friday 8.00 am to 4.00 pm; Saturday 8.00 am to 4.30 pm; Sunday 9.00 am to 4.30 pm. The last public access to the site shall be no later than 15 minutes before the closing time. The site shall be secured overnight.
Lighting details
A schematic diagram showing the height, position/location, direction and angle of all external lighting will be produced and submitted to the Planning Authority prior to the opening of the civic amenity site to the public.
Vehicle dwell time
Private vehicles accessing the site for the purposes of utilising the civic amenity facilities shall remain on site only for the duration of delivering and picking up materials.
Unanimous approval
No great impact on ecology given mitigation; potential improvements
Recommend approval subject to conditions; complies with policies
Essential for Waste Strategy; site selected rigorously; impacts mitigable
The original application for creation of a civic amenity site on agricultural land in an Area of High Landscape Value was refused, though specific refusal reasons are not stated. The appellant (Department of Infrastructure) argued overriding national need for waste management infrastructure, site selection process identifying Balladoole as optimal, detailed Environmental Impact Assessment showing negligible impacts on air quality, noise, vibration, highways and ecology with mitigation, and long-term landscape integration via planting. Planning Division supported approval despite landscape harm, citing essential location. Inspector's report summarised evidence from inquiry and site visit, recommending approval subject to conditions, which Council of Ministers accepted. Outcome: application approved with 9 conditions including CEMP, landscaping scheme, operational hours and lighting details.
Precedent Value
Establishes that government waste infrastructure can override countryside/high landscape protections where rigorous site selection proves essential location and EIA shows mitigable impacts. Future applicants should prioritise quantified evidence over qualitative objections and secure internal departmental support.
