25 February 2022 · Planning Committee
Recycling And Storage Compound, Richmond Hill, Douglas, Isle Of Man, IM4 1jh
The proposal involves developing a 1.4 hectare site currently used for construction waste recycling into a structured civic amenity site replacing the over-capacity Eastern Civic Amenity Site at Middle River.
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The officer assessed the proposal against the Area Plan for the East (zoned Special Industry adjacent to EFW, AWPP, HWTF), Isle of Man Strategic Plan policies (GP2, WP1, SP4, EP4/22/24), and Waste Pol…
General Policy 2
Requires development in zoning to respect site/surroundings (siting/layout/scale/design/landscaping), no adverse landscape/townscape/amenity/highway/ecology effects, adequate services/access/parking. Officer found compliant due to industrial context, mitigation (landscaping, conditions), TA/PEAR/EIA evidence of no unacceptable impacts.
Waste Policy 1
Permits civic amenity sites if need shown, no unacceptable amenity/visual/noise/traffic impacts, no harm to landscapes/heritage/ecology/water. Need via ECAS capacity/rationale; impacts mitigated/regulated, no significant effects per EIA.
Environment Policy 4
Protects biodiversity/protected species. Low site value (PEAR), mitigation for lizard/frog/birds via conditions (C7, C15), enhancements (wildflower, boxes).
Environmental Policy 22
Controls noise/odour/light pollution. Scoped out of EIA (distance, mitigation, waste licence); conditions on hours/lighting (C6, C14).
Environment Policy 24
Requires EIA for significant effects. Provided/scoped appropriately (transport/LVIA in, others out justified).
Transport Policy 1
Locate near public transport/pedestrian/cycle routes. Site accessible; TA negligible impacts, conditions (C12, C17, C24).
Transport Policy 7
Parking per standards (1/50m2 industrial). 36 spaces provided; DOI Highways accepted.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Approved plans
That the development must be carried out strictly in accordance with the particulars contained in the application, the plans and Environmental Impact Assessment accompanying (as amended) subject to conditions covering matters below.
No processing/sorting/composting
No processing, sorting or composting shall take place on the site. The deposition by the public of materials into separate containers are not precluded.
Site Environmental Management Plan
Prior to the commencement of the development hereby approved (including site clearance), a Site Environmental Management Plan (SEMP) which details how adverse impacts on the wildlife on site (particularly regarding hydrological links from direct and indirect pollutants such as concrete, fuels and lubricants) will be avoided and/or minimised to insignificant levels on the environment and surrounding area, during the construction and operational phases of the development, particularly from direct and indirect pollutants.
Construction Management Plan
The development hereby approved shall not be commenced until details of a 'Construction Management Plan', which details the necessary mitigation measures to be taken during construction, have been submitted to and approved in writing by the Department. [Details listed]. All works carried out during the construction period shall be undertaken strictly in accordance with the approved CMP.
Lighting Plan
Prior to the commencement of the development hereby approved, a Lighting Plan shall be submitted to and approved in writing by the Department. The lighting of the site will be designed utilising inward directed led lighting columns to provide required site illumination without creating undue light pollution. The development shall not be carried out other than in accordance with the approved plan.
Protected species mitigation
The development hereby approved shall be carried out in strict accordance with the submitted mitigation scheme detailed in Section 5.1 of the Manx Wildlife Trust's PEAR dated March 2021 to provide appropriate mitigation for Common Lizards, Common Frogs, and birds within the site and immediate locality.
Landscaping scheme
Prior to the commencement of the development hereby permitted, details of the proposed planting and landscaping shown on Drawing No. A_PL_001 Rev H dated stamped received 18 August 2021 shall be submitted to and approved in writing by the Department. [Details a-e listed]. All proposals shall be carried out in accordance with the approved planting scheme and any management programme. Any planting which, within a period of 5 years from the completion of the development, in the opinion of the Department is dying, being severely damaged or becoming seriously diseased, shall be replaced by plants of similar size and species to those originally required to be planted.
Wildflower meadow
Within three months to the use of the development hereby approved, the scheme to create the Wildflower meadow shown on Drawing No. A_PL_001 date stamped as having been received 18 August 2021 shall commence. With regards to the wildflower planting, the scheme shall be implemented and maintained in accordance with the measures detailed in section 5.2-5.6 of the PEAR which accompanied the Environmental Impact Assessment.
Quarantine area
Prior to the commencement of the works hereby approved, details for the designated quarantine area for non-conforming waste on the site shall be submitted to and approved in writing by the department. The quarantine area shall be provided in accordance with the approved details, and shall thereafter be retained as such.
Drainage systems
No development in connection with the development hereby approved shall be occupied/brought into use unless the proposed foul sewage and surface water drainage system[s] have been provided in accordance with the approved plans A_PL_005 Rev D dated 19.08.21. The foul and surface water drainage system[s] shall be permanently retained thereafter in accordance with the approved scheme.
Queue management strategy
Prior to the commencement of the development hereby permitted, a queue management strategy shall be submitted to and approved in writing by the Department. The strategy shall include details of both staff parking and any work vehicles. The strategy shall be implemented and thereafter retained.
Construction hours
The timing of works during the construction phase of the development shall only be as per paragraphs 4.7.1 of the Environmental Impact Assessment received on 24.06.2021.
Operating hours
The development hereby approved shall not be in operation outside the following times: Summer Hours (commencing the first Saturday in April until the last Sunday of September): Monday to Saturday 08:00 - 19:00, Sundays and Bank Holidays 08:00 - 16:00; Winter Hours: Daily 08:00 - 16:00. The Site will be closed on Christmas Day, Boxing Day, New Year's Day and Tynwald Day.
Bird/bat boxes
No development shall commence until a scheme for the provision of the bird and bat boxes shown in Appendix 4 of the Request for a Scoping Opinion received 24 June 2021, has been submitted to the Department for approval. The details shall include a plan showing their location on site, and the buildings, structures or features they are to be attached to. The works to install the bird/bat boxes shall take place strictly in accordance with the approved details and shall be completed before the first occupation of the development. The bird/bat boxes shall be permanently retained in accordance with the approved details.
Energy strategy
No part of the development hereby approved shall be occupied / brought into use until the proposed energy strategy set out in the Energy Impact Assessment/Statement (Appendix 1) of the Planning Statement received 24 June 2021, and is installed and fully operational. These measures shall be retained in place and fully operational thereafter.
Access/parking layout
The development hereby approved shall not be occupied or operated until the access, pedestrian and vehicle layout have been provided to accord with the Revised Proposed Site Plan Drawing No: AL _PL_ 001 Rev H date stamped and received 19 August 2021. Such areas shall not be used for any purpose other than pedestrian movements and the access, parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Gate cabin details
Prior to the erection of the proposed gate cabin details of its design, location, colour, materials shall be submitted to and approved in writing by the Department. Once provided/constructed the cabin shall thereafter be retained as per the approved details.
Recycling store use
The recycling store shown on Drawing No. A_PL_001 Rev H shall only be used for the purposes of drop of and pick up of items, no recycling shall take place.
Retaining walls
No works in connection with the development hereby approved shall commence until details of the proposed retaining walls, including as a minimum height and materials as shown on Drawing No. A_PL_001 Rev have been submitted to and approved in writing by the Department. The retaining walls shall be carried out in accordance with the approved scheme and thereafter retained.
No permitted development enclosures
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 or any order amending, revoking or re-enacting that Order no means of enclosure or fences, walls and gates, other than that shown on Drawing No. A_PL_001 Rev H and approved under condition 21 shall be erected on the site under the terms of Class 39 of Schedule 1 to that Order without an express grant of planning approval from the Department.
Fencing specification
Notwithstanding the information shown on the approved drawings all fencing should be paladin fencing. The fence shall be dark green in colour.
Building/skips colour
Prior to the commencement of the development details of the final colour of the proposed building and skips to be agreed in writing by the Department. Once erected and/or installed the building and skips shall thereafter be permanently retained in accordance with the approved details.
Cycle storage/EV charging
Prior to the commencement of the development hereby approved, details of Staff Cycle storage and changing facilities, and staff EV Charging points shall be submitted to and approved in writing by the Department. The Staff Cycle storage and changing facilities, and EV Charging points shall be provided strictly in accordance with the details, and thereafter retained as such.
Olive green cladding/gantries
The cladding and roof finish of the building, and the gantries (including the galvanised steel frames and balustrades) must be coloured olive green or as otherwise approved by the Department and retained as such.
No opposition subject to conditions on access, pedestrian/vehicle layout per Rev H plan, and operating hours for amenity
Do not oppose - no real flood risk concerns, site not in high risk zone, no prior flooding
No objection
Satisfied with PEAR findings; recommend conditions for mitigation (section 5.1), SEMP, lighting plan, wildflower measures (5.2-5.6)
Environmental Protection Unit (EPU) provides detailed operational recommendations for waste management without formal objection, DOI Highways requests additional technical details on access and parking, DEFA Biodiversity supports with mitigation conditions, DOI notes proximity to…
Key concern: Waste Disposal Licence required prior to operation
Environmental Protection Unit
Conditional No ObjectionThe Environmental Protection Unit are the regulator for licenced waste sites across the Isle of Man.; A Waste Disposal Licence must be obtained prior to the site operating.
Conditions requested: Quarantine area to be added to site facilities; Waste Disposal Licence must be obtained prior to site operating; Reuse of subsoil off-site must obtain exemption from EPU; Discharge licence required for sewage to surface waters; Appropriate fire safety and emergency service access for lithium ion batteries
Department of Infrastructure Highways
Conditional No ObjectionRecommendation: Additional information; The sizes of the radii plus the lane widths require confirmation by a swept path analysis
Conditions requested: Swept path analysis using largest vehicle; New or amended s4 Highway Agreement; Details of access geometry, gating, signage; Bicycle, motorcycle, EV charging, disabled parking provisions; Turning head extension details
DEFA Ecosystem Policy Team
Conditional No ObjectionA suitable level of assessment has been undertaken and we are happy with the findings
Conditions requested: All mitigation measures in Section 5.1 of Manx Wildlife Trust PEAR (March 2021); Site Environmental Management Plan (SEMP) submitted for approval prior to works; Site lighting design plans submitted for approval prior to works; Wildflower meadow measures in PEAR sections 5.2-5.6
Department of Infrastructure AWPP
No CommentOdour is released to the atmosphere and will be detected beyond the boundary of the site
DEFA Planning Policy
SupportIt seems to me possible to put a reasonable argument together to suggest this general area is recognised as a suitable location for additional facilities for the disposal of waste
