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Planning Application Support Document
Isle of Man Government Department of Local Government and the Environment
Prepared by: Dalrymple Associates Project Managers Court Row Chambers Ramsey Isle of Man IM8 1JS Tel 01624818188 Fax 01624818155 Email [email protected] Web www.dal.co.im
INDEX
1 Introduction 2 Need 3 Civic Amenity Site Function 4 Site Selection 5 Site Description 6 Operational Description 7 Impact Assessments 8 Security 9 Conclusion appendix a Extract from St John's Local Plan 1999 appendix b Drawing Pack appendix c Email from DoT Drainage division re IRIS Easement appendix d Ecological Evaluation appendix e Planning Conditions (Draft) appendix f Photographs of site appendix g Department of Agriculture Fisheries and Forestry - letter dated 23 April 2008 ref NRTBML/L.300/W. 30 appendix h Current Waste Licence
This support document has been prepared by Dalrymple Associates, who have been engaged by Isle of Man Government Department of Local Government and the Environment [DLGE] as Project Managers for the extension to the Western Civic Amenity Site, and accompanies the application form for Planning Approval.
Regarding the need, or otherwise, for an Environmental Impact Assessment (EIA) reference has been made to the Isle of Man Strategic Plan and to the UK Planning Circular 02/99 (Environmental Impact Assessment). The former refers to complying with UK legislation and the latter is the relevant document. This states that significant impacts will generally depend upon the scale of the development, and the nature of potential impact in terms of discharges, emissions or odour. Installations for the deposit or disposal of household, industrial and/ or commercial wastes for more than 50,000 tonne/ year or occupying 10 hectares or more are likely to require an Environmental Impact Assessment. The final sentence states: "sites taking smaller quantities of these wastes, sites seeking only to accept inert wastes (demolition rubble etc) or Civic Amenity sites are unlikely to require Environmental Impact Assessments".
The Isle of Man Director of Planning Mr lan McCauley has been consulted on this matter in particular and has agreed that for the scale and function of the Western CA site, an EIA would be unnecessary. He also agreed the scope of potential impacts to be assessed.
DLGE has a statutory duty to dispose of the Island's waste (Tynwald Public Health Act 1990) and is also charged with the task of implementing Tynwald's Waste Management Policy (Waste Management Report December 2005). The Waste Policy is founded on the principle of reduce, re-use and recycle and acknowledges the proximity principle. Wastes which are not recycled are used to fuel the Island's Energy from Waste Facility. Landfill is used only as a last resort.
The Island is served by four strategically placed Civic Amenity Sites; North, South, East and West. The Western facility is well placed for the convenience of the local population and for the bulk removal of waste from the site to the Energy from Waste (EfW) plant or landfill. There is however scope to enhance the site for the safety and convenience of the public and to improve the amount and quality of materials for recycling.
The function of a Civic Amenity site is principally to receive bulky household waste and other items of similar nature for reuse, recycling or onward transmission to the Energy from Waste facility or landfill. All materials received on site will be 'turned over' frequently and nothing will reside on site for prolonged periods. No waste materials will be burnt on site and therefore there will be no problematic emissions. The combination of Planning and Licence conditions will ensure continued good management and maintenance so that the facility is kept safe, clean and tidy.
Whilst there is no ideal site for any waste facility, the operation of the site for the past 10 years in the present location has given satisfactory service. A more suitable site in the west of the island could not be identified and therefore the preference is to enhance the existing site.
The site is shown on the St. John's Local Plan 1999 in appendix a, the land has been designated as a Civic Amenity Site.
The site is located on the western side of the A3 (Curragh Road) approximately 500 m south of the Ballacraine cross road, and lies adjacent to the disused Douglas to St Johns railway line. The grid reference for the site is 282814 and the field numbers for the Civic Amenity Site are 313014 and 314885. Drawing number 1155-01 [appendix b] shows the location of the site.
The proposed extension will be in the main on land currently owned by DLGE and is identified in the 1999 St Johns Local Area Plans as being for a CA site. See Drawing Number 1155-02 [appendix b]. The proposed extension would also occupy DAFF land to the South and West. DAFF have been consulted and are agreeable to the removal of trees and the extension of Civic Amenity site onto their land [appendix g]. DAFF have agreed to the long term lease of the required land.
An easement with the Department of Transport is in place for the IRIS main sewer pipe for the west of the island to run across the site. The line of the easement is 6 m wide and no building or erection of any structure can be built without the prior written consent of the Department of Transport. The agreement was put in place on the 7th October 2006 and covers a period of 21 years to 2027.
Although this agreement is in place for the IRIS sewerage network the IRIS philosophy has changed. Originally it was proposed that there would be one sewage treatment plant for the entire island, the treatment philosophy is now that there are regional treatment works, this means that sewage no longer needs to be pumped across this site. Enclosed in appendix c is a copy of an email from the DoT drainage division that indicates that the easement across the site is no longer required. As the proposed design could accommodate the easement and in the interests of good practice the easement across the site will be honored.
The site will be equipped with a range of recycling bins to collect cans, bottles, paper, textiles, large skips for different categories of wastes, and a re-use building. The range of containers will ensure appropriate quality of wastes for recycling and maximize overall tonnage recovered, consequently resulting in minimal residue for final disposal.
Residents delivering materials will drive onto a roadway elevated to facilitate safe and convenient off-loading into the containers. Full skips will be picked up and exported from the site as required. Traffic arrangements will minimize possible interface between the general public vehicles and trade vehicles. The proposed layout is shown on drawing 1155-02 [appendix b].
The operating hours will remain the same as the current site Operating hours are:- 10.00 am to 4.00 pm each day. (Last load accepted at 3.45 pm )
Public Holiday Closures New Year's Day, Good Friday, Easter Monday, Tynwald Day, Christmas Day and Boxing Day
Following consultation with the Director of Planning the expected impacts arising from the proposed development are:- a) visual intrusion b) fly tipping, litter and dust c) traffic d) noise e) smell f) spillages g) ecological h) scavengers i) archaeology j) trees a) Visual Intrusion
The present site offers very little visual intrusion and has not given rise to complaints in this regard. The proposed development involves an elevated roadway to give better access to the public as they deposit their waste directly into the skips. Vehicles using the elevated roadway will be more visible than when at ground level. However this will not impact significantly on the neighbours, the nearest of whom lie approximately 140 m from the site to the South East. The land between the civic amenity site and the nearest neighbour is owned by DAFF and is predominantly covered by trees and mature bushes.
Others who might be impacted would be road users and those using the right of way over the disused railway line. The DAFF tree nursery, and the
Planning Application Extension to Western CA Support Document established trees and bushes that make up the hedges on the road side of the site will limit views from the road. Close consultation with DAFF will be maintained to ensure that the effective screening of the site is maintained. b) Fly tipping, litter and dust
As the entrance to the site will remain unchanged the scope for fly tipping will not be affected by the proposed development. Should any such problem be encountered in the future, consideration would be given to the installation of some surveillance equipment.
Likewise, litter and dust impacts will not be greater than at present. The improved layout of the site would facilitate even better management with respect to maintaining a clean and tidy facility.
Dust is chiefly associated with 'hard' waste such as rubble, etc. As such dust is usually quite dense requiring significant wind to lift and carry it any distance. Such waste will be deposited in a sheltered bunker but, if wind conditions are such as would cause problems, the site management would damp down as appropriate.
b) Traffic
Although it is proposed to extend the present facility the catchment area served will remain as is. The types of waste will also remain as is. Thus the amount of material deposited in and removed from the site, and therefore the traffic movements, would not be affected by the proposed extension.
Increasing the area of the facility, together with increasing the number of car parking bays for depositing waste at the re-use centre together with segregation of cars and lorries will ensure that queues of vehicles do not reach the highway.
The Department of Transport have been consulted with regard to the extension of the Western Civic Amenity site. The exit of the site onto the A3 Curragh Road is within a 40 mph speed limit. The limit was introduced to link the 30 mph speed limit at Ballacraine with the 30 mph speed limit at the hope.
The outcome of the discussion being that a Transportation Assessment is not required for the extension of the Western Civic Amenity site. d) Noise
The noise received by neighbours and road users will be in the main, associated with traffic, particularly from the plant and commercial vehicles. The proposed design and layout of the facility will have regard to the effect of hard reflective surfaces and the softer, more absorbent surfaces. The specification of the on-site plant and equipment will meet all relevant noise legislation, and site management will ensure proper maintenance and operation. The DAFF Depot shown on the St John's Local Plan 1999 [appendix a] includes a saw mill. The fields to the North East of the DAFF Depot and bordering the Civic Amenity Site are used for storage of timber. The Depot and the area of land used for storage of timber are of an industrial nature with large plant and machinery in operation. e) Smell
There is a perception that any waste facility will cause obvious smells. As no wastes are to reside on site, good management of the site is key to ensure that receptacles are filled in order, monitored and removed from site as soon as practicable. Thus ensuring that wastes are removed in a timely manner and there is little opportunity for items to decompose and cause
smells. The design of the site is such that it will be easier to control and keep tidy further adding to the ease of management. f) Spillages
Liquids in the form of waste oils and fluids in discarded batteries will be admitted onto the site. Proper facilities will be provided for their containment, storage and export from the site. Accidental spillage could occur from such facilities and also from vehicle fuel tanks and oil sumps. Site management will respond to any such spillages with an approved method of containment and clean up. g) Ecological
An ecological evaluation was undertaken by The Manx Wildlife Trust, the resulting report is appended hereto [appendix d]. The conclusion reached is that there would be no measurable impact on the local ecology. h) Scavengers
Both birds and rodents are considered a potential nuisance. Scavengers of whatever species would be attracted by sources of food, shelter or nesting material. Good management of the site is key to ensure that receptacles are filled in order monitored and removed from site as soon as practicable. Thus ensuring that wastes are removed in a timely manner and there is little opportunity for scavengers to remove food stuffs or nest on site. The design of the site is such that it will be easier to control and keep tidy further adding to the ease of management of the site. Possible nesting materials would include fabrics, paper, cardboard and other soft materials. Such would be contained in suitable bins (textile recycling banks, paper banks etc) or in closed buildings if destined for reuse.
Good management of the site will ensure that materials are removed from site and that rodents and scavengers are dealt with in a timely and appropriate manner. i) Archaeology
Manx National Heritage were contacted at an early stage, it is understood that there is nothing of archaeological interest known at the site. j) Trees
A number of trees will be removed from the site, they have in the main self seeded from the DAFF nursery. The trees for removal are on land that is to be rented from DAFF, the development and removal of trees has been agreed with DAFF see [appendix g].
There is little of value to be stored on the site, all items that are deemed to be safe for re use will be available for the public to take from the re use centre during normal opening hours. The security for the site will remain as is, the existing boundary wall to the North and west of the site and the main gates will be retained. The remained of the site will be enclosed by chain link fencing to the same specification as the current facility.
Having established the need for the extended facility, described the site and the operation, every effort has been made to scope the potential adverse impacts. Each of the items on the list (Impact Assessments) has been carefully assessed and it is considered that each of these potential impacts can be managed and rendered acceptable. Where operational or management constraints are necessary for the reduction of impact, these will be imposed by either planning or licence conditions. A suggested list of conditions has been compiled during the design stage and is offered to assist the planning process [appendix e].
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