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Application No.: 07/02087/B Case Officer : Mr Ian Brooks #### Consultations {{table:190412}} #### Representations None #### Planning Applicant: Manx Gas Ltd Proposal: Installation of two 200 Tonne LPG tanks Site Address: LPG Facility Alexandra Pier Douglas Isle of Man IM1 5PA **
The application site comprises of the Manx Gas Ltd’s Fuel Storage facility at the Princess Alexandra Pier. To the north west of the site is the Battery Pier and to the east is the sea wall. The application site is zoned as a harbour area in the Douglas Local Plan 1998.
The application is seeking planning permission to install two x 200 Tonne Liquid Petroleum Gas (LPG) mounded horizontal vessels sited along the existing sand mounded 600 tonne LPG vessel. The proposed vessels will be supported and encased in a sand mould finished with geotextile matting filled with soil and grass seeded.
The maximum slope for the mound will be 34 degrees. To provide access around the mound, retaining walls will be constructed from stone filled galvanized plastic coated gabion baskets which will match the appearance of the existing gabion walls.
Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 2 and Environment Policy 29.
The following previous applications are considered relevant in the consideration of this application:
91/00100/B – Installation of 2 x 1300 cubic metre LPG storage vessels – granted
Douglas Corporation has not objected to the application.
The principal issues in assessing this application are visual amenity and public safety. The following paragraphs deal with these issues in the above order.
In respect of the impact on the visual amenity from Douglas Head, the views from the area overlook the existing LPG facility. The existing mounded 600 tonne LPG tank is visible along with a 13m diameter LPG storage sphere, which is completely exposed and highly visible within the locality. The proposed tanks will be mounded so as to blend in with the existing mounded LPG tank. It is therefore considered this proposal will not adversely affect the visual amenities of Douglas Head.
In respect of the impact on the visual amenity from South Quay, the existing mounded LGP tank and the 13m diameter storage sphere are highly visible from the South Quay as these structures project above the boundary wall, which runs along the Battery Pier. The proposed mound will be lower in height than the existing mound but will also project slightly above the boundary wall. On consideration that the proposed mound will be grassed and will have the existing mound as a backdrop it is considered the proposal will have very little impact on the visual amenities of the area.
The applicants have consulted with the Health and Safety Inspectorate who have indicated to them that they support the scheme. The Inspectorate has also indicated verbally to the Planning Directorate that they support the scheme.
The nearest residential property to the proposed LPG tanks is set approximate 260m away upon the Douglas Head Road; however, it should be noted that the applicants are installing these tanks so as to allow them to decommission their existing tanks on the South Quay. The existing tanks are much closer to the residential properties upon the Douglas Head Road. This proposal to move the LPG facility away from these properties will help to reduce any risk to life and property, in the event of any major incident.
It is recommended that planning permission be granted subject to conditions in the attached schedule.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
In summary, it is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
Decision Recommended by the Director of Planning and Building Control: Permitted
Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions
R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the installation of two 200 Tonne LPG tanks as shown in drawing numbers 100 Rev C, 102 Rev C, 300 Rev D, 301 Rev D and supporting statement by Holmes Grace Consulting Engineers Limited date stamped 9th November 2007.
C 3. All seeding comprised in the approved plans must be carried out in the first seeding seasons following the completion of the development.
existing bros removed 6 months of commissioning new bros
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