17 May 2004 · Planning Committee
Field 522517 To The East Of The Energy From Waste Plant Richmond Hill Braddan Douglas
The proposal involves developing an agricultural field adjacent to the Energy From Waste Facility into a recycling compound including access from the A6 Kewaigue Road, internal roads, a building of approximately 864 sqm for office/store, compounds for steel, timber, trailers, stone and a crushing area, plus Klargester …
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The officer noted the site's redesignation in the emerging Braddan Area Plan for waste treatment operations due to its adjacency to the Energy From Waste Facility (EFWF), supported by prior permission…
Braddan Local Plan
1991 Plan designates site as Open Space but emerging plan redesignates for waste treatment adjacent to EFWF, unchallenged in Tynwald process. Officer assessed proposal fits this allocation without creeping up hillside or skyline encroachment; prior PA 02/02331 established principle.
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 recycling facility for building materials as shown in drawings reference 01C received on 11th February, 2004 and 02, 03, 04,05 , and the detailed submissions relating to the Klargester system and fencing details received on 28th October, 2003.
Landscaping scheme
Prior to the commencement of the use of the site as approved there must be introduced between the proposed fencing and the hedging alongside the A6 a belt of at least ten metres of trees to soften the impact of the development. Details of these trees must be submitted to and approved by the Planning Committee prior to the introduction of the same.
Lizard protection
Prior to the commencement of ANY work on site the applicant must have agreed by the Planning Committee after consultation with DAFF, a scheme for the protection of any lizards living in or using the roadside hedging. A licence will need to be obtained from DAFF for the carrying out of any works for the protection of the lizards as this species is protected under the Wildlife Act 1990.
Materials approval
The external cladding of the proposed building must be dark brown or dark green a sample of which must be approved by the Planning Committee prior to the erection of the building.
Stockpile heights
The height of the stored material may not exceed 5 m in the case of material stored within 40 m of the re-formed roadside boundary of the site and 7 m in the case of material stored beyond this within the site.
Future access protection
The development hereby proposed must not compromise the availability of access to the remainder of the area which is designated for waste treatment purposes in the emerging Braddan Area Plan.
Fully supportive as positive move for Waste Management Strategy, subject to safeguards for future access
No objection subject to notes on private Klargester maintenance and pollution prevention
No adverse traffic impacts
Braddan Parish Commissioners recommended approval initially and later suggested a 30mph speed limit to mitigate visibility splay issues; DOT Highways initially objected due to inadequate sight lines and debris concerns but later confirmed no adverse traffic impacts; DAFF Wildlife…
Key concern: sight lines indicated on the application do not conform to DoT's standards for a road with a 40mph speed limit
Braddan Commissioners
SupportThe Commissioners would recommend approval of the above application.
Braddan Parish Commissioners
Conditional No ObjectionThe Commissioners noted the amended application, but would recommend that the Department of Transport introduce a 30mph speed limit on the lower end of this roadway to reduce the significant visibility, splay requirement, which would have a detrimental environmental impact, therefore avoiding the need to remove a substantial length of the existing manx sod hedge.
Conditions requested: Department of Transport introduce a 30mph speed limit on the lower end of this roadway
Department of Transport Highways Division Network Planning
No CommentThe Network Planning Section of the Department of Transport would like to defer the following planning application... For further consideration of highway and traffic issues.
Department of Transport Highways Division Network Planning
ObjectionObjection: 1. The sight lines indicated on the application do not conform to DoT's standards for a road with a 40mph speed limit. 2. The application does not include any means of ensuring no debris is washed or tracked onto the highway.
Department of Transport Highways Division Network Planning
No ObjectionNo adverse traffic impacts.
Waste Operations Management Unit
SupportThe Waste Operations Management Unit is fully supportive of this proposal; The undertaking was given that the access road would be a public access road, which would at some point be adopted by the DoT as such.
Conditions requested: appropriate safeguards are included... to ensure that potential future access to the Departments land below and to the South East of the Dandara proposal... is in no way compromised; access road would be a public access road, which would at some point be adopted by the DoT
DAFF Wildlife and Conservation Office
Conditional No ObjectionBoth lizards and their places of refuge are protected by the Wildlife Act 1990.; If the planning committee is minded to agree to this application a condition should be attached to ensure that a plan for the protection of the lizards is agreed and implemented prior to any work taking place.
Conditions requested: plan for the protection of the lizards is agreed and implemented prior to any work taking place; work must be carried out by a suitably qualified person and a licence must be sought from this office; sod banks around the perimeter of the site are not planted with trees or shrubs and should instead be seeded with a fine grasses; proposed new access route cuts through the sod bank... should therefore be no wider than is necessary to fulfill the requirements of the Department of Transport
Department of Transport Drainage Division
Conditional No ObjectionNO OBJECTION In principle subject to: 1) ... recommends that a detailed operation and maintenance programme is submitted...; It should be noted that it is an offence under Manx legislation to permit the discharge of polluting or harmful matter to any public sewers or watercourses.
Conditions requested: detailed operation and maintenance programme is submitted for consideration by the Planning Committee and the Department of Local Government and the Environment's Environmental Health Division
DAFF Freshwater Fisheries
Conditional No ObjectionThe boundaries of the new compound must be a minimum of 8 metres in distance from the watercourse to retain a buffer strip...
Conditions requested: boundaries of the new compound must be a minimum of 8 metres in distance from the watercourse to retain a buffer strip; during construction, measures must be in place to ensure there is no risk of polluting materials entering the river; Klargester system must be suitably maintained to ensure there is no pollution to the river; all surface run-off from the site must be treated in an appropriate way prior to discharge; building materials stored on site must be inert in nature and the storage area must be constructed in such a way to avoid run off entering the river and to ensure there is no seepage from the site
