16 July 2024 · Planning Committee
Field 311835, Glenfaba Road, Peel, Isle Of Man, IM5 1dx
The proposal involves building a modern STW on fields 311835, 311836 and 311785, including 7 Integral Rotating Biological Contactors (IRBCs), kiosks, chambers, odour control units, MCC building, access road off A27 Glenfaba Road, landscaping, and biodiversity enhancements.
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The officer assessed the proposal against Peel Local Plan 1989 (Predominantly Industrial zoning, paras 6.7-6.8) and IMSP policies, finding conflict with GP2 and SP7 due to loss of industrial land unus…
General Policy 2
Requires accordance with zoning/plans and no adverse impacts (b,c,f,g,h,i,k). Conflicts on industrial zoning but complies on design/landscape (low-lying site, dark green materials), amenity (negligible odour/noise), highways. National need overrides.
Strategic Policy 7
Protects industrial zoning unless inappropriate. Site unused 35yrs; emerging North/West Plan allocates PE003(Part B) for STW.
Waste Policy 1
Permits waste facilities subject to criteria/EIA; ES demonstrates compliance.
Environment Policy 1
Protects countryside; overriding national need (STW) acceptable.
Environment Policy 4
Wildlife conservation; BNG +5.21%, bat/bird boxes, fungi survey conditioned.
Environment Policy 3
Tree/woodland protection; RA0531 avoided, protection conditioned.
Environmental Policy 22
No unacceptable pollution/amenity harm; odour/noise modelling negligible.
Environment Policy 10 - Development and flood risk
Flood risk; FRA shows low risk, attenuation to River Neb.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Soft landscaping scheme
No development shall be commenced until soft landscaping scheme has been submitted to and approved in writing by the Department... carried out... replacements within 5yrs.
Construction protection measures
Prior to commencement... details of protection measures for trees/sod banks/field 311816... in place during construction.
Tree retention
No retained tree shall be cut down... during development/5yrs after... notify if damaged.
Odour emission reduction
Prior to process equipment... scheme for odour measures (covers, filling, maintenance, spillages) submitted/approved.
Biodiversity enhancement
No above-ground dev until scheme for grassland/bat/bird boxes/timetable submitted/approved.
Biodiversity Mitigation Plan
Prior to commencement... Plan with PWMS for birds/lizards/materials management submitted/approved.
Fungi survey
Survey field 311836 Sep-Nov 2024... report approved... manage 5yrs.
External lighting
No lighting except low-level scheme per BCT/ILP bats guidance approved.
Construction access/visibility
Prior to commencement... access/splays per drawing 10057112-ARC-XX-XX-DR-T-0614 P2.
Operational access/visibility
Prior to use... access/splays finished per drawing... permanently maintained.
Surface water drainage
Prior to commencement... details per drainage strategy (storm, control, pollution, timetable, maintenance plan).
Decommissioning/restoration
If redundant... remove infrastructure/restore within 6 months of approved scheme.
Meets Peel Local Plan/Strategic Plan policies; urgent to stop raw sewage discharge into Peel Bay
Support but traffic concerns on Glenfaba Road/Patrick; suggest weight limits/speed limits/footpath
No objection; visibility splays/vehicle tracking adequate; drainage acceptable
No objection subject to conditions (CEMP, fungi survey, landscaping)
Support; improves bathing water quality per EU directives; discharge licence to enforce standards
No objection; consult on hydrants/access
No objection
Must proceed; unacceptable raw sewage near beach
Important post-spills; treat Raggatt leachate
Appropriate location for Peel/West needs
Multiple public representations from Mouette at Clay Head Road strongly object to the sewage treatment works due to impacts on adjacent residential development, lack of EIA, policy contraventions, odour, pollution risks to Peel Bay, and economic effects; DEFA Biodiversity provides conditional no objection with specific ecological conditions.
Key concern: No Environmental Impact Assessment submitted despite policy requirement for waste facilities
DEFA Ecosystem Policy Team
Conditional No ObjectionEcology Vannin’s Preliminary Ecological Appraisal Report (PEAR) dated April 2023... are all in order; A Construction Environmental Management Plan (CEMP)... and an autumn fungi survey... will both therefore need to be secured via condition; No works to commence unless an updated soft landscaping plan has been submitted
Conditions requested: Construction Environmental Management Plan (CEMP) submitted and approved prior to works including Ecological Clerk of Works, method statements for birds/lizards, river protection, materials management, restoration plans, exclusion fencing, low lighting, tree protection, compliance monitoring; Autumn fungi survey of field 311836 by qualified consultancy with management regime submitted and approved in first year, field managed accordingly for 5 years; Updated soft landscaping plan submitted and approved prior to works clarifying amenity grassland locations, consistent naming, tree planting timing; Bat and bird box plan by qualified consultancy submitted and approved prior to STW building construction; External lighting per low level scheme complying with BCT/ILP Guidance Note 8 Bats and Artificial Lighting (2023) submitted and approved
Mouette, Clay Head Road, Baldrine, IM4 6DP
ObjectionWe wish to make you aware of this summary of reasons why a sewage treatment works should not be permitted in the present proposed location; Siting a sewage works in an adjacent field contravenes the 2016 IOM Strategic Plan General Policy 2, sections (g) & (k); IRBC efficiency is generally considered to be about 85% which will allow about 80,000 grams of untreated raw sewage to pollute Peel Bay daily
Manx Utilities Authority (MUA) sought permission for a new sewage treatment works on industrial land west of Glenfaba Road, Peel (PA 23/01407/B), approved by DEFA despite conflict with industrial zoning. Appellant Mr & Mrs Jones, owners of adjacent field 311788 with prior residential approval, appealed citing amenity harm, policy conflict, inadequate EIA, and superior alternatives like Knockaloe or pump-to-Meary-Veg. Inspector Jennifer Vyse found site suitable under industrial zoning, overriding national need for facility to treat untreated sewage discharge to Peel Bay, no reasonable alternatives after rigorous site selection, negligible odour/noise impacts even assuming appellant's residential development extant, and benefits outweighing minor harms. Recommended appeal dismissed and permission upheld with conditions.
Precedent Value
Confirms overriding national need for RSTS2 facilities trumps minor zoning/amenity conflicts where site selection robust and impacts mitigated; EIAs need not involve separate pre-app public consultation; industrial zoning accommodates utilities.
Inspector: Mrs Jennifer Vyse DipTP, MRTPI, DipPBM
