16 May 2006 · Governor in Council
Vacant Land To Rear Of Energy From Waste Plant, Richmond Hill, Douglas, Isle Of Man, IM4 1jl
The proposal involves building a 46.1m x 37.1m facility with a roof height of 10.29m and a 27m chimney, designed to match the adjacent EFW Plant, to replace the outdated East Baldwin facility and handle all Island animal waste independently.
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The officer report emphasized the need to replace the environmentally problematic East Baldwin facility, stating 'the existing facility at East Baldwin is the cause of environmental health concerns...…
Policy B/EI/PR/5 Modified Draft Braddan Parish Plan
Designates land south/east of EFW Facility for waste recycling/treatment where appropriately located near disposal facility without detriment to surroundings, visual/environmental impacts, or adjacent watercourse; requires landscaping. Officer gave limited weight to unadopted draft Braddan Parish Plan but noted site's suitability and changes since 1991 Local Plan (part reclamation/open space/agricultural). Proposal tested for no detriment, with landscaping conditioned.
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 drawing no.s PL05, PL07, PL08, PL09 and PL10 date stamped the 21st October 2005.
Materials approval
Prior to the commencement of development details of the colour and material finishes to be used in the construction of the external elevations of the development must be submitted to and agreed by the Planning Authority.
Delivery hours
With the exception of emergency operation events that benefit from the prior written consent of the Planning Authority there shall be no delivery of waste to the site: (a) before 07:00 hours or after 18:00 on Mondays to Fridays; (b) before 07:00 hours or after 14:00 on Saturdays; (c) on Sundays; or (d) on any public holiday.
Wheel washing
Wheel washing facilities shall be provided, to the satisfaction of the Planning Authority, during the construction phase of the development.
Fuel storage
Fuel oil used for standby and start up shall be stored in appropriately designed and bunded tanks. The bund capacity shall be capable of containing 110% of the volume of the tank.
Waste type
No waste shall be delivered by the operator to the site except that for which the plant has been specifically designed to treat.
Unloading indoors
All waste material shall be unloaded and transferred within the building and not in the open air.
Residue removal
All solid residues from the plant, including ash from the thermal treatment plant, shall be removed from the site in suitable and appropriately sealed containers for re-use or disposal at an appropriately licensed facility.
Car parking
Car parking areas (other than areas used temporarily for parking during construction) shall not be used other than by persons employed at or visiting the site.
Stack emissions
No visible plume, except that generated by water vapour, shall be emitted from the stack except during the first 15 minutes of starting up from cold, at which time visible smoke shall not exceed Ringelmann Shade 1.
expressed their satisfaction
reserved its position
No adverse traffic impact
Mixed responses from statutory consultees and parish; Braddan Parish Commissioners and Department of Transport (Drainage Division) support or have no objection, Manx National Heritage requests environmental conditions, while IoMWA requests water connection condition; numerous public objections focus on odour, visual impact and site suitability.
Key concern: pollution of the Middle River from surface water run-off and sediment
Braddan Parish Commissioners
Conditional No ObjectionThe Commissioners have advised the Planning Committee that they have no material planning reason to object to the approval of the application, subject to the imposition of reasonable and necessary controlling planning conditions.
Conditions requested: imposition of reasonable and necessary controlling planning conditions to ensure the Plant was constructed, operated and regulated in accordance with current best practice
Manx National Heritage
Conditional No Objectionstringent control of surface water run-off, in order to prevent pollution of the river from oil and potentially contaminated water.; Planting of native species of trees and shrubs along the river should be implemented, as advised in the Environmental Statement, to encourage wildlife and to help screen the facility.
Conditions requested: stringent control of surface water run-off; prevention measures to prevent sediment entering the river during construction; Planting of native species of trees and shrubs along the river
Department of Transport (Drainage Division)
Supportconfirmed approval of a direct connection from the Sewage Treatment Plant to the Main River.
IoM Water Authority
Conditional No Objectionthe applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws.
Conditions requested: condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes
The original 1998 Braddan (Middle Farm) Planning Scheme Order approved an incinerator site with reserved matters requiring submission for approval before commencement. The Department of Local Government and the Environment (DLGE) submitted detailed schemes on 14 March 2001 covering siting, design, access, landscaping, monitoring, noise, odour, dust, effluent, sewage, residues, parking, wheel washing, and restoration. Objectors including Borough of Douglas, Friends of the Earth, BADAIR, Carnane Farms, and residents raised concerns on environmental impacts, monitoring, and proposed condition changes. The inspector analysed each reserved matter, finding schemes satisfactory based on experience and design, though noting challenges with absolute 'no escape' standards for odour/dust. Recommended approval with supported qualifying conditions.
Precedent Value
Reserved matters inquiries following principle approval succeed with comprehensive, experience-based schemes addressing every condition, even if absolute standards challenging. Future applicants should prioritise regulator-backed monitoring over public data demands and embrace contextual 'landmark' designs in prominent rural locations.
Inspector: C A Jenkins BSc CEng MICE MCIWEM MIMgt
