31 October 2007 · Planning Committee
Old Turbine House, Old Laxey Hill, Laxey, Isle Of Man, IM4 7af
The proposal involved hard standing areas either side of the Old Turbine House for parking a local authority vehicle and temporary storage on one side, and two wood-fenced corrals on the other for green waste storage and composting from Laxey public spaces like Rose Gardens and Valley Gardens.
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The officer assessed the proposal as a waste processing facility for external storage of green waste, requiring compliance with Waste Policy 1 of the Isle of Man Strategic Plan 2007, which it failed i…
Waste Policy 1
Requires acknowledged need per Waste Management Strategy, no unacceptable impacts on amenity/visuals/Conservation Areas, and no adverse effects on landscapes/heritage/water resources. Officer found no demonstrated need (ad-hoc), visual detriment to amenity, and harm to Conservation Area, failing multiple tests despite modest scale waiving EIA.
Environment Policy 22
Protects Conservation Area settings from visual detriment. External waste storage visually harmful despite internal building approval, logically extending to site curtilage.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Proposal's storage visually prominent in open space beside public footpath/Heritage Trail, failing to protect special features.
Conservation Area Policy 4 of Laxey and Lonan Area Plan Order 2005
Requires special attention to preserving/enhancing Conservation Area character. External storage detrimental to setting/appearance in riverside location visible from public paths.
Policy L/OSNC/PR/1
Presumption against development in designated open space (private woodland/parkland). Storage corrals introduce inappropriate 'yard-like' activity adjacent to footpath.
Do not oppose
No objection subject to measures to limit discharge to adjacent river
Recommend approval; for temporary storage of green waste from public amenity areas only
Multiple consultees including DOT Highways, Drainage Division, and WOMU raised no objections (some conditional), while Manx Electricity Authority requested conditions; numerous public objections focused on visual impact, traffic safety, environmental harm, and conservation area concerns.
Key concern: Underground cables requiring 2m setback for corrals
Department of Transport, Highways Division
No ObjectionDo not oppose
Department of Transport, Drainage Division
Conditional No ObjectionNo Objection in principle, subject to the following conditions
Conditions requested: The applicant is advised to seek a consultation with Dr Phil styles of DoLGE over drainage systems and any resulting discharges
WOMU (Waste Management)
Conditional No ObjectionThe Department does not have any objections to this application as long as the waste is for there own use within the Commissioners area of Laxey
Conditions requested: as long as the waste is for there own use within the Commissioners area of Laxey
Manx Electricity Authority
Conditional No ObjectionThese corrals should be repositioned at least 2 meters away from these cables
Conditions requested: These corrals should be repositioned at least 2 meters away from these cables; Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site; Contact our Network Operations Department, (Tel. 687687) to discuss working practices around Cables
The original application 07/01055/B for creating hard standing areas and wood fenced corrals for storing and composting green waste from public amenity areas was refused by the Planning Committee primarily for failing Waste Policy 1, visual detriment, and harm to the Conservation Area character under policies L/CRB/PR/4 and Environment Policy 35. The appellant argued it was a responsible, low-scale, cost-effective solution for local green waste management, superior to transport alternatives, with measures to screen and secure the site. The inspector found inadequate environmental information, visual prominence from the heritage trail footpath and road, and conflict with Waste Policy 1, L/OSNC/PR/1, L/CRB/PR/4, and Environment Policy 35, despite accepting traffic concerns were addressed. The appeal was dismissed, upholding the refusal.
Precedent Value
This appeal demonstrates that even small-scale local authority waste facilities in Conservation Areas require robust environmental justification and must demonstrably preserve visual amenity from public vantage points. Future applicants should provide detailed drainage/leachate studies and enhanced landscaping plans before submission.
Inspector: John S Turner
