20 January 2009 · Council of Ministers (on appeal, following Independent Inspector's recommendation)
Western Civic Amenity Centre, Station Road, St Johns, Isle Of Man, IM4 3ln
The proposal involved extending the Western Civic Amenity Site, which receives bulky household waste for recycling or disposal, by incorporating adjacent rough scrub land with trees to the south and west, creating a larger rectangular site with better access and circulation from the A3 Curragh Road.
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The proposal encroached onto Open Space zoning contrary to St. John's Local Plan Policy OS/P/1, but the inspector found that in this specific case, the local need for an efficient civic amenity site o…
Policy OS/P/1 St John's Local Plan
Requires no development on land zoned as Open Space. The proposal intrudes into Open Space to the south of the zoned Civic Amenity Site for vehicle manoeuvring and skips, but benefits of improved layout, public service, and minimal impacts outweighed the presumption against development, with remaining zoned land undeveloped.
General Policy 2
Supports development within zoned areas like Civic Amenity Site. The core site remains within zoning, with extensions justified by lack of alternatives.
General Policy 3
Restricts development on unzoned land but allows exceptions under (g) for overriding national need with no reasonable alternative. Inspector applied this narrowly for local need of existing site extension pivotal to waste strategy.
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 proposed extension to the existing Western Civic Amenity Site as indicated in the submitted documents and drawings 1155-01,1155-02,1155-1, 1155-P1, 101 Rev 2, 102 Rev 1, 201 Rev 3, 202 Rev Rev 2, all received on 8th August 2008.
Operating hours
The site may operate between the hours of 10.00 a.m. and 4.00 p.m. (last load accepted at 3.45 p.m.).
Vehicle stay limit
Private vehicles shall remain on site only for the duration of delivering or picking up materials.
Waste types
The range of waste admitted onto the site shall be as for the existing facility and covered in the Waste Licence.
Landscaping scheme
No development shall take place until full details of a landscaping scheme shall have been submitted to and be approved in writing by the Planning Authority and these works shall be carried out as approved. All planting shall be carried out in accordance with the approved details in the next planting and seeding seasons. Any tree or shrub which within a period of 5 years from the completion of the landscaping works, is removed, or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species, unless the Planning Authority gives written consent to any variation.
no objection
no objection
no objection but noted requirements to prevent pollution discharge
Drainage Division no objection with general note on pollution discharge; Highways Division do not oppose; German Parish Commissioners initially no objection but later objected citing reduced refuse usage and economic climate.
Key concern: extension not needed due to reduced refuse usage and economic climate
Department of Transport Drainage Division
No ObjectionIt 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. Appropriate measures must be taken by the developer / occupier of the premises to ensure compliance with the legislation.
Department of Transport Highways Division
No ObjectionDo not oppose
German Parish Commissioners
No ObjectionMy Commissioners have no objection to this application
German Parish Commissioners
ObjectionThe Commissioners therefore are querying the necessity to extend the site in the present economic climate and they feel an extension in not needed at this time.
