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PLANNING OFFICER REPORT AND RECOMMENDATIONS 14/01235/B A V Craine And Sons Ltd Improvements to road verge Cringle Quarry Ronague Castletown Isle Of Man IM9 4HJ Application No. : Applicant: Proposal: Site Address : Case Officer: Photo Taken : Site Visit: Expected Decision Level : Cabinet Office Officer's Report THE SITE 1.1 The site is the curtilage of an existing quarry which sits on the western side of the Ronague Road (A27). The quarry occupies an area of 6.4 ha and has permission for extension into a further 29 ha (see Planning History). Within the site is a building which provides office and toilet facilities and a workshop and store. This has a footprint of 9.5m by almost 23m and is 6.5m high, finished in blockwork and sheeted walling and a coloured profiled sheeted roof. This sits to the right of the access and was approved under PA 12/00005/B and modified by PA 12/00588/B. THE PROPOSAL 2.1 Proposed are alterations to the frontage of the site to provide a Im wide path within the existing verge and new stone walling with "Cringle Quarry" included either side of the entrance which is not to be affected. The currently grassed verge is to be replaced with various grades of stone from the quarry. 2.2 The applicant has indicated that the existing verge is difficult to maintain and a hard, maintenance free surface would be preferable, 2.3 Following concerns raised by Manx National Heritage, the scheme has been slightly amended to propose the introduction of heather on a quarry stone base. PLANNING STATUS AND POLICY 3.1 The site is identified by a dot on the Area Plan for the South adopted in 2013 and annotated as "Mineral extraction" site. The site has authorisation for mineral extraction through previous planning approvals - see below. PLANNING HISTORY 4.1 The site has been used as a quarry for a number of years with equipment for rock crushing and screening being approved under PAs 98/00178/B, 05/00525/B and a weighbridge under PA 02/02264/B. An extension of the quarry was approved under PA 08/02090/B. Other alterations to the site include security fencing along the site frontage (PA 11/01760/B) and the use of the quarry floor for inert re-cycling (PA 12/00523/C). Most recently planning approval has been sought for an extension to the existing building on site - PA 14/01231/B. This is awaiting consideration. 14/01235/B Page 1 of 3 13 January 2015

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REPRESENTATIONS 5.1 Arbory Parish Commissioners have no comments to make (21.11.14). 5.2 Manx National Heritage indicate that they are concerned at the visual impact which the hard surfacing of the frontage will have on the appearance of the area and they also express concern on the impact of the hard surfacing on the drainage of the area (28.11.14). Following discussion with the applicant, Manx National Heritage now observes that the verge is not currently of particular wildlife interest and has been compacted by vehicles passing over the entrance. The creation of the verge, which is an artificial feature designed to provide visibility for those emerging from the quarry, has resulted in vigorous and weedy growth which requires maintenance. They are now happy to support the application (letter dated 13th January, 2014) subject to conditions which ensure that the stone substrate is allowed to colonise naturally with heathland plants, using crushed Manx slate as a filler instead of soil in the areas intended for vegetation. They note that it may take a year or two for the plants to establish themselves and on no account should garden species of heather be introduced which would be quite out of keeping with the moorland environment. They also recommend taking scrapings from the roadside where the heather is starting to encroach onto the tarmac and if suitable material can be found it may be useful for propagation and could perhaps be spread across the crushed stone. They encourage the applicant to approach Wildflowers of Mann for the plants. They note that it was explained to them that the wall is intended as a showcase of the type of product which can result from the use of their stone and may not be uniform across its length. This is not apparent from the drawings and perhaps further illustration of what this will look like would be useful. ASSESSMENT 6.1 The proposal will have no impact on the safety of the access itself but will ensure that the visibility to the right and left of the entrance is permanently available. Whilst a landscaped frontage would be preferable, the site frontage serves a quarry which is dearly identifiable and what is proposed Is consistent with that The introduction of stonework, particularly with the name of the site included will enhance the existing appearance of the site without adversely affecting the safety of the use of the access. It is important that the wall is not made up of a random collection of styles of walling though, which may be distracting and unattractive. If this is what is proposed, it may be useful to have an illustration of this prior to the commencement of work on the wall. 6.2 It is recommended that the application is approved subject to conditions relating to the points raised in 6.1 above and also in respect of the planting proposed as highlighted by Manx National Heritage. PARTY STATUS 7.1 The local authority is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status. 7.2 Department of Infrastructure Highway Services is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d. 7.3 Manx National Heritage is a statutory authority which raises material planning considerations and as such should be afforded party status under Article 6(4)(c) of the Town and Country Planning (Development Procedure) (No 2) Order 2013. Recommendation 13 January 2015 14/01235/B Page 2 of 3

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Recommended Decision: Permitted Date of Recommendation: 13.01.2015 Conditions and Notes for Approval / Reasons and Notes for Refusal C ; Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. To comply with article 14 of the Town and Country Planning (Development C2. If the proposed boundary wall is not to be the same style and finish throughout its length, details of the proposed changes in finish and appearance must be approved by the Department prior to any work commencing on the construction of the wall. Reason: in order to ensure that the appearance of the wall Is not distracting to the passing motorist and is visually acceptable in its location. C3. The substrate should be allowed to colonise naturally with heathland plants or with appropriate heathland plants introduced from elsewhere (garden variety heathers are not acceptable In this location), using crushed Manx slate as a filler instead of soil In the areas Intended for vegetation. Reason: to ensure that the verge does not become colonised with weeds which will require maintenance, potentially impede the visibility and would not be suitable for this heathland environment. Note: the applicant is encouraged to liaise with Wildflowers of Mann to ensure that the species which colonises the verge is appropriate to this location. Ttiis approval relates to drawings reference 4448/Ll and 4418/Sl received on 27th October, 2014 and 4440 and 4448/Pl A received on 18th December, 2014. 13 January 2015 14/01235/B Page 3 of 3