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Planning statement on behalf of the Department of Local Government and the Environment in respect of planning application 09/00249/B - Erection of a steel framed extension, Energy from Waste Plant, Richmond Hill, Braddan, Isle of Man.
1.1 The purpose of this statement is to set out the Planning Authority's view in respect of the planning application that is subject of a public inquiry and assessment by independent appointed Planning Inspector.
2.1 The application site comprises the curtilage of the Energy from Waste Plant that is located in the Richmond Hill area of Braddan. 2.2 The proposed development comprises of the erection of a steel framed extension onto the western elevation of the existing Energy from Waste Plant building. The proposed extension measures 7.65 metres by 12.80 metres, with a ridge height of 12.65 metres sloping down to 10.90 metres. The proposal, which contains a fire exit in its western elevation and roller shutter doors in its north and south elevations, is proposed to be finished in materials to match the existing Energy from Waste building. 2.3 The planning application states that the extension is proposed to be used for purposes associated with the bagging of Air Pollution Control Residue (APCR).
3.1 The application site has been the subject of an Order and a number of previous planning applications that have resulted in the erection and operation of the Energy from Waste Plant on the application site. One previous planning application is considered to be specifically material to the assessment of this current planning application:
Planning application 08/00358/B sought approval for the construction of an extension for the storage of air pollution control residue at the Energy from Waste Plant, Richmond Hill, Braddan. This previous planning application was withdrawn by the applicant at the public inquiry after it was discovered that were significant anomalies with the submitted drawings. It is understood that this current planning application has been submitted in order to address these previous issues.
4.1 The following is a summary of representations received, to date, to the Planning Authority. It should be noted that other representations may have been made directly to the public inquiry via the Chief Secretary's Office. 4.2 Braddan Parish Commissioners have no objection to the planning application. 4.3 The Manx Electricity Authority expresses an interest in the planning application and recommends that the applicant contact them prior to the commencement of development to discuss electricity supply. 4.4 The owner and/or occupant of Seacliffe, which is located elsewhere in Braddan, states that the Department of Local Government and the Environment has an interest in the planning application and that therefore the planning application should be dealt with by the called-in process as was the previous withdrawn planning application.
5.1 By virtue of the Braddan (Middle Farm) Planning Scheme Order 1998, the application site is zoned for the purpose of incineration. A copy of the Order is appendix to this statement as appendix 1 . 5.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered to be specifically material to the assessment of this current planning application: 5.3 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m)takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption." 5.4 Waste Policy 1 states: "Waste management installations, including landfill sites, civic amenity sites and facilities for the bulking up, separation, recycling, or recovery or materials from waste will be permitted provided that: (a) there is an acknowledged need for the proposal in accordance with the approved Waste Management Strategy; (b) there is no unacceptable adverse impact on local residents in terms of visual amenity, dust, noise, or vibration or as a result of the traffic generated thereby; (c) there would be no unacceptable adverse effect on: i. landscapes, geology/geomorphology and features of special interest or attraction; ii. Ancient Monuments or their settings; iii. Registered Buildings or their settings, or features of architectural importance; iv. the character and appearance of Conservation Areas; v. sites of archaeological interest; vi. sites containing species or habitats of international, national or local importance; vii. land drainage and water resources; viii. areas of woodland or the Island's timber resources; or ix. designated National Heritage Areas. (d) the proposal is acceptable in terms of access arrangements and highway safety; (e) in the case of landfill sites working shall be in accordance with a phased scheme of restoration and landscaping; (f) the proposal does not sterilize other significant mineral deposits; and that (g) the proposal will not have an unacceptable adverse impact on airport safety by, for example, increasing the risk of bird strike.
Landfill will only be permitted where it can be demonstrated that there is no alternative method for managing that waste. An application involving the installations or facilities referred to in this Policy will require the submission of an Environmental Impact Assessment."
6.1 The planning application seeks approval for the erection of a steel framed extension onto the western elevation of the existing Energy from Waste Plant building It is understood that the control of the material handled within the proposed extension will be subject to control through a waste licence, and as such this element of the operation is not considered to be a material planning consideration. 6.2 As stated earlier the proposed extension measures 7.65 metres by 12.80 metres, with a ridge height of 12.65 metres sloping down to 10.90 metres. The proposal, which contains a fire exit in its western elevation and roller shutter doors in its north and south elevations, is proposed to be finished in materials to match the existing Energy from Waste building. 6.3 The scale of the proposed extension is relatively modest in comparison to that of the existing building and operation contained within the application site. As such the visual impact of the proposal is suitably limited and therefore acceptable. Given the scale of the proposed extension and that it is to be utilised for existing functions contained within the Energy from Waste Plant it is concluded that there will be no significant increase in activity, operation or traffic arising from the proposed development. 6.4 In conclusion, the proposal is considered to accord with the relevant provisions of General Policy 2 and Waste Policy 1 of the Isle of Man Strategic Plan 2007. On the basis of its relatively small scale the submission made with the planning application is considered to suitably meet any Environmental Impact Assessment requirement.
7.1 It is recommended that the planning application be approved subject to the following conditions:
Condition no. 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition no. 2. This approval relates to drawing no.s 04 rev. T1, 1245-01 and 1245-02 date stamped the 17th February 2009.
Condition no. 3. The external finishes of the extension must match those of the existing building in all respects.
This statement has been prepared by Mr A Holmes BA(Hons) DipTP(UC) MRTPI on behalf of the Department of Local Government and the Environment.
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