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Planning and Building Control Directorate Department of Environment, Food and Agriculture Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF
Our Ref: 2018s0570 11 November 2020
Dear Sir / Madam, Crosby Sewage Treatment Works, Old Church Road, Crosby, Isle of Man Please find the attached documentation to support the Full Planning Application for the Crosby Sewage Treatment Works, Old Church Road, Crosby, Isle of Man. We have been informed that the planning application is excluded from a planning fee. The completed Planning Application Form (pa202-0220) is supported by:
The developer is: Manx Utilities, Tim Woakes PO Box 177 Douglas Isle of Man IM99 1PS The Agent is: Burroughs Stewart Associates 17a Victoria St Douglas Isle of Man IM1 2LW Background to the Proposal
The Glen Vine and the Crosby Sewage Treatment Works are at the end of their respective operational lives and a scheme of improvements is required to meet the more stringent discharge standards to the River Dhoo as set by the Department of Environment Food and Agriculture (DEFA), in particular for ammonia levels and for the projected increase in the population of the drainage catchment areas. In addition, the existing Crosby wastewater process becomes overloaded during rainfall events and is subject to inundation with flood waters from the River Dhoo.
A new Sewage Treatment Works (STW) is therefore proposed, located on this existing STW site at Crosby. The proposal involves replacement of the existing process infrastructure with Integrated Rotating Biological Contactors (IRBC) process units.
The new works for Crosby STW is to be constructed within the existing STW site area. The proposed treatment process is to include sewage screening, lift pumps, three Integral Rotating Biological Contactors (IRBCs) as already installed around the island at several Manx Utilities STWs and a storm water storage tank. Unlike the old STW the new STW will benefit from the provision of odour control equipment. Throughout the construction period the existing treatment works will remain fully operational.
The application also includes improvements to the highway entrance to the STW and the improvement of the Department of Infrastructure Waste Management Unit’s recycling facility.
The planning submission covers only the replacement of Crosby STW. The proposals at Glen Vine include the construction of a new pumping station and the interconnecting pipework between Glen Vine and Crosby and these elements of the scheme are to be delivered through the Permitted Development rights, as advised by Manx Utilities. The existing Glen Vine STW site is to be demolished and site made good upon completion.
APPENDIX A: Waste management method statement and details of anticipated importation/removal of material to/from the site
Introduction
Manx Utilities are seeking Planning Approval for the proposed Sewage Treatment Works scheme at Crosby, with salient features follows:
The Planning Application includes a change in site levels and this document acts as the outline method statement detailing the importing of fill and the exporting of excavated arisings. Section 14 of the Planning Application form refers to the requirements for a method statement.
As part of the early stages of design a ground investigation was undertaken at Crosby STW. A pocket of ground contamination was encountered with hydrocarbons being present in the hard standing area where vehicles had been parked over time. Liaison with the DEFA Environmental Protection Unit confirmed that in general, tests conducted at Crosby showed that the site is considered to be non-hazardous under the waste acceptance criteria, and this was an isolated case. If further contamination is discovered during construction however, DEFA will be contacted, and advice will be taken regarding the course of action, and any requirements for further testing.
Given the timescales, the likely route for disposal of the non- hazardous wastes will be Turkeyland Landfill. As part of the project the relevant forms for the DEFA Demolition Waste Schedule will be submitted and the initial route for disposal will be noted as Turkeyland. The Demolition Waste Schedule is a dynamic document and can be changed over time by informing the Environmental Protection Unit. The Disposal Form is used to help control the flow of wastes to licensed facilities. Some asbestos was also encountered during the site investigation and again DEFA have confirmed that this will need to be dealt with, as per normal safe working procedures, with disposal to the same waste disposal facility as the above noted material with hydro-carbon contamination.
The removal of the inert wastes and the destination will be dependent on the Contractor’s proposals. Owing to the constrained nature of the site, reuse within the construction project is limited.
The non-hazardous waste and the inert waste aspects will also be covered in the DEFA Demolition Waste Schedule.
The new STW facility will be constructed off-line such that the existing STW can continue to provide treatment until such time flows are turned from the old STW to the new STW.
The new STW will essentially be housed in a large and deep concrete tank constructed within the constraints of the existing site. It is envisaged that a steel sheet pile cofferdam will be installed to enable construction works in a dry environment alongside the River Dhoo. The material from within the cofferdam would need to be excavated and disposed of off-site to accommodate the reinforced concrete box structure within which the process units are housed.
The space between the cofferdam and the concrete structure will be filled with free draining stone and this material will be left in-situ to allow drainage around the concrete structure.
The permanent works will also include an upgraded access road and associated retaining structure alongside the River Dhoo.
As part of the enabling works a number of trees will be required to be felled, the contaminated material will need to be removed from site to the DEFA sanctioned landfill site in the Isle of Man, and some existing pipework will need to be removed from site. The Contractor will be required to implement temporary working arrangements to ensure that any residual flows are catered for. When the new STW is operational the old STW infrastructure can be demolished and the materials arising will be disposed of off-site.
Please note this document does not cover the works being undertaken at Glen Vine STW and along the Heritage Trail. This work is to be carried out as Permitted Development by Manx Utilities. The DEFA Demolition Waste Schedule will however cover the Crosby STW proposals as well as the works at Glen Vine STW and the Heritage Trail.
As noted above the works involve the excavation of materials from within the site and some of this material will be required to go to Turkeyland for safe disposal. The disposal of inert material will also be required, and the disposal will depend on the Contractors proposals.
Where possible the inert material including topsoil, would be re-used for applications within the construction project. However, owing to the very constrained nature of the site and lack of storage area it is envisaged that all excavated materials will be removed from site.
The topsoil material could potentially be disposed of to either Agricultural Land, subject to obtaining an exemption permit, or disposed of to the licensed facilities listed below, which would be used to dispose of the inert waste subject to the Contractor’s proposals.
In terms of the actual earthworks operations, the Contractor will be required to prepare detailed Risk Assessments and Method Statements. It is envisaged that normal techniques will be employed using hydraulic excavators with wagons taking the materials to the above noted destinations. The fill operations will similarly be undertaken using traditional techniques with importation of materials in wagons with placement of material using hydraulic excavators. The estimated (provisional) quantities are outlined below:
= 250 𝑚3
= 600 𝑚3
The above bulk items, and estimated quantities of ancillary types of waste for reuse; recycling and disposal, is contained in the DEFA proforma “Details of Waste and Other Materials resulting from the Demolition”. Manx Utilities’ chosen Contractor will complete the DEFA proforma prior to commencement of site operations and there will be a detailed Bill of Quantities available to help refine the quantities involved. This form will be updated as the work progresses with actual quantities and ongoing communication with DEFA will help control the flow of wastes to licensed facilities.
Waste management during construction
In general, the Contractor shall make it a primary objective to limit the waste arising on site and, where practicable, reuse or recycle the waste either directly or through a third party. This shall include not only the site waste, but domestic wastes from the site facilities. The following are indicative of the Manx Utilities requirements during the works:
Existing public highways, including footpaths, used by vehicles of the Contractor will be kept clean and clear of all dirt, mud or other materials. Similarly, the Contractor shall clear all dust, sand and mud, or any other loose material from the works spreading on these highways. When required, the Contractor will make available a road sweeper and other such equipment that may be necessary to keep the road clean as required by this clause, or the highway authority or other interested party. Additionally, if required by the Manx Utilities, the road surface shall be hosed or watered using suitable equipment. Compliance with these requirements will not relieve Contractor of any responsibility for complying with the requirements of any Highway Authority in respect of keeping roads clean.
If the weather during construction is sufficiently dry for construction activities to generate dust, the Contractor shall use wheel wash and dust suppression measures (such as water spraying from a bowser) as necessary to keep the construction access route and public roads free of dust. Any dust generated will be monitored and recorded by the Contractor in the Construction and Environmental Management plan.
Document title:
Planning Statement Document revision: 2 Issue date: August 19th 2022
50089
Crosby and Glen Vine
Document title:
Document revision: 2
Issue date:
Document tracking:
| Report Ref: tbc | Created 20/02/22 |
| Author: Ben Hawke | Checked: Kelly Critchley |
| Signed: B Hawke | Signed K Critchley |
| Filing Ref: 50089-BSA-220509-BH-EAR | |
| Creator: Ben Hawke, (Civil Engineer) [email protected] |
| Revision: | Description: | Issued by: | Date: | Checked: |
|---|---|---|---|---|
| 1 | Draft Issue | BNH | 22/07/2022 | KC |
| 2 | Application Issue | BNH | 19/08/2022 | KC |
50089 – Crosby and Glen Vine Planning Supporting Statement and Environmental Assessment Report
The Crosby Sewage Treatment Works is at the end of its respective operational life. This proposal supports a scheme of improvements to meet the more stringent discharge standards to the River Dhoo as set by the Department of Environment Food and Agriculture (DEFA), in particular for ammonia levels and for the projected increase in the population of the drainage catchment areas.
A new Sewage Treatment Works (STW) is proposed, located on the existing STW site at Crosby. The proposal involves removal of the existing infrastructure and construction of three Integrated Rotating Biological Contactors (IRBC). The proposal will be housed within the existing site boundary. The treatment process will also include sewage screening, lift pumps and an underground storm storage tank. The new STW will benefit from the provision of odour control equipment. Throughout the construction period the existing treatment works is to remain fully operational.
A statutory EIA with Environmental Statement (ES) is not proposed as the development is not likely to have significant effect on the environment. However, an Environmental Assessment has been completed and is reported in this document.
Key environmental receptors include:
A Preliminary Ecological Appraisal (PEAR) has been completed. It is not anticipated that the decommissioning or construction of the replacement STW will involve a significant loss of or impact to habitat or overall biodiversity. No evidence of roosting bats was recorded during the bat roost risk assessments for the trees. Mature trees shall be felled in sections (soft- felling), any retained vegetation shall be protected from damage by plant during construction. Should any bats be encountered during the felling, work must stop immediately. Construction lighting to fully consider the BCT Guidance on Bats and Artificial Lighting in the UK. Pre-construction surveys are recommended to confirm the conclusions made in the existing ecological surveys for the Crosby STW site. These will be used to inform further mitigation if necessary.
An arboricultural survey has been completed. The proposal will require the removal of 1no category A tree; 6no category B trees; 20no category C trees; 1no category B tree group and1no category C tree group in order to facilitate the proposal. These trees cannot realistically be retained due to the position of the proposed excavation, structures and works access.
The combined loss of canopy cover within the site (individual trees plus grouped trees) is estimated at 3,304m2. This loss constitutes approximately 80% of total localised tree cover within the site. A replacement planting scheme is proposed and will be implemented. This will reduce visual impacts and provide a more representative planting mix of native species. These plans are reported within the planning package.
50089 – Crosby and Glen Vine Planning Supporting Statement and Environmental Assessment Report
A Desk Based Assessment for the Historic Environment has been completed. There are no designated heritage sites on site or within 500m. Due to heavy ground disturbance around the existing works, there is considered a low potential for material of archaeological and heritage interest to be encountered. There will be no negative impact on any known heritage assets by the proposed works at Crosby STW. No mitigation or further archaeological monitoring is suggested for the current proposal.
A Flood Risk Assessment has been completed. The site is currently at risk of flooding. Theproposed development is free of flooding for both 30-year and 100-year design events. There remains residual flood risk through a flow route south over the heritage trail and east over Old Church Road. Remote operation of the STW would omit the need to access the site during a flood event and further reduce any residual flood risk. The development has a minimal impact on in-channel water levels as the flood risk associated with the existing site results mostly from floodwaters from Crosby Beck and upstream from Old Church Road bridge on the river Dhoo. Surface water flood depths observed for the existing site suggest that a STW design that meets the 100-year CC fluvial standard of protection should also protect the new STW from a surface water event of a similar magnitude.
The Contractor will be required to prepare a Construction Environmental Management Plan (CEMP) to describe site activities and mitigation activities to manage any adverse impacts during the construction phase. Prior to the commencement the CEMP would be available for approval by the planning authority with consultations with other department of the Isle of Man Government being included. The CEMP would integrate the agreed conditions from the planning approval.
The CEMP will ensure that environmental impacts identified within this report, will be properly managed and that controls will be put in place to reduce the impacts of the development on the natural and human environment during the construction phase. A CEMP will help ensure that construction work considers aspects of environmental protection within the context of compliance with relevant Isle of Man legislation.
50089 – Crosby and Glen Vine Planning Supporting Statement and Environmental Assessment Report
All Figures provided in the Appendix
50089 – Crosby and Glen Vine Planning Supporting Statement and Environmental Assessment Report
50089 – Crosby and Glen Vine Planning Supporting Statement and Environmental Assessment Report
Abb Abbreviation ASSI Area of Special Scientific Interest BCT Bat Conservation Trust BS British Standard BRP Bat Roost Potential CC Climate Change CIEEM Chartered Institute of Ecology and Environmental Management CIfA Chartered Institute for Archaeologists CEZ Construction Exclusion Zone DEFA Department of Environment, Food and Agriculture DOI Department of Infrastructure (DOI) DLG Department of Local Government EAR Environmental Assessment Report EcIA Ecological Impact Assessment IEMA Institute for Environmental Management and Assessment EU European Union HER Historic Environment Record INNS Invasive Non-Native Species IRBCs Integral Rotating Biological Contactors JBA Jeremy Benn Associates JNCC Joint Nature Conservation Committee MU Manx Utilities NNR National Nature Reserve PEA Preliminary Ecological Appraisal RBMP River Basin Management Plan
50089 – Crosby and Glen Vine Planning Supporting Statement and Environmental Assessment Report
50089 – Crosby and Glen Vine Planning Supporting Statement and Environmental Assessment Report
1 Introduction
The purpose of this document is to provide a planning and design statement for the CrosbySewage Treatment Works promoted by Manx Utilities. This document should be read in association with the documentation submitted for the planning application including:
This report also provides a summary of the environmental impacts associated with the replacement of the Crosby Sewage Treatment Works (STW) and serves to support the planning application for the construction of the replacement STW at Crosby, Isle of Man.
A number of Technical Reports are provided to support the application:
Documentation has been provided following the document ‘Making a Planning Application –A Guide for Applicants’ October 2020, Department of Environment, Food and Agriculture, Planning and Building Control Directorate Murray House.
The Glen Vine and the Crosby Sewage Treatment Works are at the end of their respective operational lives and a scheme of improvements is required to meet the more stringent discharge standards to the River Dhoo as set by the Department of Environment Food and Agriculture (DEFA), in particular for ammonia levels and for the projected increase in the population of the drainage catchment areas. In addition, the existing Crosby wastewater process becomes overloaded during rainfall events and is subject to inundation with flood waters from the River Dhoo.
A new STW is to be located on this existing STW site at Crosby. The proposed involves removal of the existing infrastructure and replaced with three Integrated Rotating Biological Contactors (IRBC), both to be housed within the existing site boundary.
The planning submission covers only the replacement Crosby Sewage Treatment Works. The proposals at Glen Vine include the construction of a new pumping station and the interconnecting pipework between Glen Vine and Crosby and these elements of the schemeare to be delivered through the Permitted Development rights, as advised by Manx Utilities. The existing Glen Vine STW site is to be demolished and
50089 – Crosby and Glen Vine Planning Supporting Statement and Environmental Assessment Report
site made good upon completion.
The new works for Crosby STW is to be constructed within the existing site area. The treatment process is to include sewage screening, lift pumps, three Integral Rotating Biological Contactors (IRBCs) as already installed around the island at MU STWs and an underground storm storage tank. The new STW will benefit from the provision of odour control equipment. Throughout the construction period the existing treatment works is to remain fully operational.
To accommodate the new works, 6 nr trees have already been felled under licence from DEFA and the planning application will include details on further tree removal at the site. In addition, the Department of Infrastructure (DOI) Waste Management Unit operate re- cycling bins at the entrance and this facility will be temporarily re-located by the DOI away from the access to the site and returned upon completion. Upon completion Manx Utilities’ proposals will provide an improved facility for the local community. This area of land, between the Old Church road and the Manx Utilities site area, is not within any known ownership and the proposal includes for utilising this land for a temporary compound and a section of wall not within Manx Utilities ownership is proposed to be removed. Note Manx Utilities have made enquiries as to the ownership of this land at the site entrance, however, the searches have not identified a landowner. It is understood MUA have taken legal advice on land not under their ownership, and it has been deemed acceptable to proceed with the works.
The new works for Crosby STW are to be constructed within the existing site area. The existing site is approximately 3500m² of brownfield land with a single access point from Old Church Road, which runs adjacent to the site along its Western boundary. The site is also bounded by the River Dhoo to the South and the Heritage trail to the North. The site is largely cleared to allow operational use of the existing STW, with gravel track access throughout. The site has been assessed for flood risk and the proposed levels across the site have been set to mitigate the risk of inundation of the treatment units. The works include:
50089 – Crosby and Glen Vine Planning Supporting Statement and Environmental Assessment Report
the tank is in use. An emergency high-waterlevel overflow to be provided to the storage compartment with horizontal 6mm screening provided such that any over-spill to the river is screened. The high- water overflow pipe to be fitted with a meter to quantify any overflows to the river.
A control kiosk is required to house the MCC control panel for the lift pumps, Huber screen motor, hydro-ejectors, IRBC motors and the odour control with multiple ducts to and from the MCC unit. It has been confirmed with the Building control department that Building Regulations Approval is not required for this kiosk.
On the Isle of Man, the Town and Country Planning (Development Procedure) Order 2019(hereafter ‘The Order’) sets out the information to be included within a planning application.
Planning approval is required in order to legally carry out ‘development’. Planning Applications are assessed against Material Considerations, including the relevant planning policy documents by the planning officers. The Department recommends that you advise your neighbours of the proposed development by your application and take the opportunityto overcome and/or resolve any concerns they may have which you may not be aware of prior to any submission.
It is also encouraged that an applicant takes the opportunity to speak to any utilityproviders (gas, water, electricity, telecom etc.).
The planning framework is based on the Island’s Strategic Plan, which comprises a written statement formulating the Department’s general policies in respect of the development andother use of land in the Island, together with a reasoned justification of those policies and such diagrams, illustrations, or other explanatory matter as the Department thinks fit.
50089 – Crosby and Glen Vine Planning Supporting Statement and Environmental Assessment Report
The Island has a close relationship with the UK, within which there are land-use planning systems which have the same general purpose as, and much in common with our own system. The Isle also has indirect links with the European Union.
Accordingly, where unusual matters arise, or where there is no Manx guidance, it will often be appropriate and helpful to have regard to legal judgments or advice published in the UK or the EU.
The Planning and Building Control Directorate at the Department of Environment, Food &Agriculture (DEFA) has been consulted during the development design of this proposal.
50089 – Crosby and Glen Vine Planning Supporting Statement and Environmental Assessment Report
The Department of Environment, Food and Agriculture is the land-use planning authority for the whole of the Island and is charged by the 1999 Town and Country Planning Act with the duty of preparing and, from time to time, revising a Development Plan. The Development Plan, relevant to the proposals, consists of two parts:
The Development comprises Strategic Policies which guide and facilitate development on the Island, with the 2016 Plan detailing broader nationally applicable policies, and the 2020 Plan providing guidance on how to apply the Strategic Plan policies at a local level in the east of the Island
Strategic Policy 1: Development should make the best use of resources by: (a) Optimising the use of previously developed land, redundant buildings, unused and under-used
land and buildings, and re-using scarce indigenous building materials
The site forms the location of the current Crosby Sewerage Treatment works. Therefore, the upgraded STW will make use of this previously developed land. As defined in Appendix 1:
‘Previously developed land is that which is or was occupied by a permanent structure, including the curtilage of the developed land and any associated fixed surface infrastructure.’
The current permanent structures which make up the existing treatment works, are to be demolished and replaced with the upgraded system. The existing system will stay operational until the new STW has been constructed and connected, following this it will be decommissioned and demolished. This will ensure continuation of effluent treatment for the surrounded catchment throughout.
The current STW is outdated, and the surrounding site underdeveloped and under maintained. The proposed development will provide defined access routes, maintenance areas as well as improvements to the existing refuse area.
Spatial Policy 5: New development will be located within the defined settlements. Development will only be permitted in the countryside in accordance with General Policy 3.
The site falls outside the settlement boundaries, within the Countryside and to be considered appropriate must therefore comply with General Policy 3.
50089 – Crosby and Glen Vine Planning Supporting Statement and Environmental Assessment Report
General Policy 3: Para 6.3 Development outside the areas zoned for development states: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
The site forms the location of the current Crosby Sewerage Treatment works. Therefore, there are many advantageous reasons to retain the STW in this same location, rather than relocating to a new site. The original reasoning for this site being selected for construction of the STW are still valid, making it a good choice for retention. The site is located locally to the catchment area for which it serves, keeping connecting below ground infrastructure requirements to a minimum, reducing both costs incurred, as well as potential future maintenance issues. The site is located directly adjacent to the River Dhoo allowing for effective and efficient outfall of the treated effluent to the river. Services and connections are already in place for the site, with the wastewater feed, as well as an electrical supply. Moving the STW to a new site will require the implementation of new wastewater and service networks, or significant connecting infrastructure. The potential impact will likely be far greater to the surrounding area than that of the proposed upgrade at the Crosby site.
50089 – Crosby and Glen Vine Planning Supporting Statement and Environmental Assessment Report
The 2020 Area Plan for the East published on 14th February 2020 was produced to elaborate on the broad policies set out in the Isle of Man Strategic Plan, relating them to precise areas of land. Crosby, which is located in the Parish of Marown, makes up part of the ‘Douglas and East’ Area Plan.
A key objective outlined throughout the document, is to make best use of existing infrastructure and secure new or improved infrastructure as part of new development sites. The upgraded sewage treatment works at Crosby will be constructed on the site of the existing STW, and therefore utilize the existing connecting infrastructure. Although the infrastructure on site will be completely overhauled, the incoming connection point will stay the same, meaning all upstream infrastructure can be retained. The catchment served by the Crosby STW will be unaffected, and the improved STW will also now serve the Glen Vine Catchment, through a pumping station and rising main connection. The upgrades to the Crosby STW certainly improve the on-site infrastructure in line with current treatment quality requirements, as well as making best use of the existing upstream infrastructure.
A further objective outlined in the document, is to wherever appropriate, use previously developed land. As previously mentioned, the upgraded STW is to be constructed on the site of the existing STW. Not only does this make use of the previously developed land, but also utilizes it for the same purpose. The site has been used for sewage treatment for many years, so seems a suitable and affective place for this to continue.
Utilities Proposal 5 – Water supply, sewerage and drainage
Intention - To plan for the provision of water supply, sewerage and drainage services that efficiently and effectively meet community needs and protect the natural environment. This shall be taken to represent a policy statement on Utilities in the East.
50089 – Crosby and Glen Vine Planning Supporting Statement and Environmental Assessment Report
The improved sewage treatment works at Crosby are proposed largely to meet this requirement. The new STW is designed to efficiently meet the current and more stringent effluent quality requirements. The existing treatment works are not sufficient to meet these requirements, particularly with regards to ammonia. Further to this, it is proposed to upscale the treatment works, both to facilitate demand of the current catchment area, as well as the catchment area at Glen Vine. This upgrade will effectively meet the community need for both of these catchment areas.
In conclusion, the proposed upgrade to the sewage treatment works at the Crosby site provides compelling justifications to a number of policies outlined, in both the 2016 Strategic Plan and the 2020 Area Plan for the East.
Most notable policies being Strategic Policy 1, parts C, E and G. The upgraded STW would utilize the existing site requiring no additional land use. Further to this, it would receive the effluent from the Glen Vine site also, allowing for demolition of the current Glen Vine STW releasing the land for other uses. The upgraded system will improve the quality of the effluent discharged into the River Dhoo, particularly with respect to Ammonia, providing environmental benefits. Utilizing the existing site also allows for the existing upstream infrastructure to remain unaffected.
Crosby is mentioned in Phase 2 of the RSTS document, showing the direct national need for upgrade and improvement. The Crosby STW is undersized and does not provide sufficient treatment quality, therefore requiring improvements be made as part of the national need.
The 2020 Area Plan for the East outlines a number of key objectives which the upgraded sewage treatment works would meet. Improving existing infrastructure as well as well as using previously developed land. Most compelling of these however, being Utilities Proposal 5, to provide sewerage services that efficiently and effectively meet community needs and protect the natural environment. The upgraded STW would provide more effective treatment, as well as upsizing to serve both the Crosby and Glen Vine catchment areas.
50089 – Crosby and Glen Vine Planning Supporting Statement and Environmental Assessment Report
Collins, J. (ed.) (2016.) Bat Surveys for Professional Ecologists: Good Practice Guidelines (3rd edn).London: The Bat Conservation Trust.
Crosby and Glen Vine Sewage Treatment Works. Archaeology and Heritage Appraisal.Unpublished report. JNCC (2010). Handbook for Phase 1 habitat survey – A technique for environmental audit. Peterborough: JNCC. Masters-Williams, H., Heap, A., Kitts, H., Greenshaw, L., Davis, S., Fisher, P., Hendrie, M. & Ownes, D. (2001). Control of water pollution from construction sites. Guidance for consultants andcontractors (C532D). London: CIRIA. Mattheck, C., Bethge, K. Weber, K. (2015). The Body Language of Trees: Encyclopaedia of VisualTree Assessment. Karlsruhe: Institute of Technology - Campus North. Sewell, D., Griffiths, R.A., Beebee, T.J.C., Foster, J. and Wilkinson, J.W. (2013). Survey protocolsfor the British herpetofauna. Version 1.0. Bournemouth: Amphibian and Reptile Conservation. BS 5228-1:2009 Code of practice for noise and vibration control on construction and open sites. Guidance Note 01/20: Institute of Lighting Professionals - Guidance Notes for the Reduction ofObtrusive Light
50089 – Crosby and Glen Vine Planning Supporting Statement and Environmental Assessment Report
Location Plan
Please complete in BLOCK CAPITALS and in black ink. The person here below named as the applicant is responsible for payment of the appropriate fee. All relevant questions on this form must be answered. Guidance notes are available on request.
Manx Utilities, Crosby Sewage Treatment Works, Old Church Road, Crosby, Isle of Man
Marown
a) Full approval for operational development (e.g. involving building or engineering works) ☑ b) Change of use of land or buildings not involving any physical alteration. ☐ c) Approval in principle ☐ d) for Approval of reserved matters relating to a previous approval in principle. ☐
Please provide the reference number of the approval in principle application Applications under c) or d) Ref. No. __________
Please indicate any matters to be determined by this application
Siting ☐ Landscaping ☐ Drainage ☐ Means of Access ☐
Internal layout (inside buildings) ☐ External appearance ☐ Design ☐
(Please ensure that details of the matters selected above are provided).
e) Variation of a condition. Please specify the condition number and the reference number of the relevant planning application and indicate within the works description if the proposal is for a condition variation or removal.
Condition No. __________ Ref. No. __________
If yes please state the date that the building work or use was started/completed.
Yes ☐ No ☑
Started __________ Completed __________ Enf No. __________
Tim Woakes
Please include all first names and surname or full details where an applicant is 'trading as' or a limited company.
| For office use only |
|---|
| Date: |
| Receipt number: |
Telephone number Applicant's e-mail address PO Box 177, Douglas, Isle of Man Postcode IM99 1PS Home Work 695907
Manx Utilities own and operate the Crosby STW site. The DOI will operate the recycling facility not in MU ownership.
b) Address of Agent
Burroughs Stewart Associates 17a Victoria St, Douglas, Isle of Man Postcode IM1 2LW Email correspondence will be used where possible Agent's e-mail address Telephone number c) If you are using an Agent, please specify whether the acknowledgement letter and Site Notice should be sent to the Agent or Applicant, who will be responsible for affixing the Site Notice at the site. Please Note: If this box is not completed all correspondence will be directed to the Agent.
Applicant
The application covers the construction of a new sewage treatment works (STW), within the existing STW land at Crosby. Both the existing Glen Vine and Crosby STW's are at the end of their operational lives, and a scheme of improvements is required to meet the more stringent discharge standards to the River Dhoo as set by the Department of Environment Food and Agriculture (DEFA), n particular for ammonia levels and for the projected increase in the population of the drainage catchment areas. The existing Glen Vine STW is to be de-comissioned and flows re-directed to the new STW at Crosby for treatment.
b) Please state the proposed use of the site.
Manx Utilities Operational STW Sewerage Treatment Works
Yes $\square$ No If yes and involves demolition OR the works are to a Registered Building, a Registered Building Consent application will be required.
If the proposed development would create additional industrial, residential, retail or office floor space, please specify the floor area in square metres This area should be used to where the fee calculus requires it. Where the application is exempt from a fee under the current fees order, please state the registered charity number.
Have you consulted with Highway Services? Please confirm the number of parking spaces within the site.
If yes, please provide drawings showing the change in site levels (e.g. spot levels or site sections). Please also include a method statement detailing the proposed means of importing fill and/or the means of exporting the fill, including details of the expected quantities involved.
a) Gas Yes $\square$ No $\square$ c) Water Yes $\square$ No $\square$ b) Electricity Yes $\square$ No $\square$ d) Telecommunications Yes $\square$ No $\square$
The applicant should consult the service providers separately in order to establish the location of existing services and the impact of the proposed works on existing services. See guidance notes.
To existing drainage system b) How will foul sewage from the proposed development be disposed of?
Treated effluent to river If a septic tank/Biodisc system is proposed, please provide details demonstrating that the septic tank/Biodisc would be acceptable under Building Regulations 17 a) Are there any trees on or within 15 m of the proposed development site with a stem diameter of 75 mm or more, measured at 1.5 m above ground level. b) Are there any large shrubs or hedges on the proposed development site ?
If you answered Yes to either of the above, then your application will need to include a level of tree related information appropriate to the proposed development, which in some circumstances (e.g. change of use) may mean that no additional information is required. Please refer to our guidance at www.gov.im/planningapply for further information. You must provide details of any trees which are to be 'lapped' or 'felled' as a result of the proposal.
Yes $\square$ No $\square$
If yes, please state the Officer's name and Jason Singleton, DEFA 13 / December / 2021 the date of their response. In any assessment of this application PLEASE BE AWARE that the Case Officer may undertake to visit the site to ensure 1) the site notice has been correctly placed/erected, 2) check the application content against the proposed work / site levels 3) speak to neighbours, if they feel it relevant, and 4) Take photographs where necessary.
Yes $\square$ No $\square$
A planning support statement and Environmental Assessment Report have been compiled supported by Arboricultural Report, Bat Risk Assessment, Flood Risk Assessment, Cultural Heritage Assessment, Preliminary Ecological Assesment and accompanying planning drawings.
The Department of Environment, Food & Agriculture (DEFA) is a controller for the purposes of the Data Protection Act 2018 and related legislation and requires the information supplied by this application in the public interest to comply with obligations under the Town and Country Planning Act 1999 and its subordinate Orders and Regulations.
Your personal information will be held by DEFA for the purposes of processing this application and to ensure compliance with the provisions of the Town & Country Planning Act 1999.
All applications made under these obligations are available online with most personal contact details redacted. Any hard copy, where we hold it, will retain all details.
Your application will be published via our viewing platforms as is required by statute. It will also be shared with DOI Highways, the Local Authority and (where relevant) Manx National Heritage. Where necessary, we will share your contact details as part of the consultation with the DEFA Environmental Protection Unit and Manx Utilities.
Details under these applications are retained indefinitely in order to maintain the application register as required under the Town and Country Planning Act 1999. Contact details will be removed 7 years after a decision becomes final.
Full details of how and why DEFA P&BC processes your personal information are contained in our P&BC Privacy Notice available on our website.
If you would like further information on how your personal information is processed and your rights please contact the Department's Data Protection Officer on 686781 or by email at [email protected]
Notification of this application will be forwarded to the Local Authority in which the site is situated and, where not an application relating to windows, the Network Planning Officer, DOI Highway Services.
If applicant owns or controls any additional land within the vicinity of the application, please indicate the additional land in blue on the site location plan.
To the best of my knowledge and belief, all the information given in this application is true, and the documents provided herewith are accurate.
Signature of Applicant or Agent
Redacted
Dated
26 / August / 2022 If signing on behalf of a company, please clearly state your relationship. Head of Sewerage
Should this application be unsupported by adequate and clear site maps and plans outlining all the works proposed, the Department retains the right to reject acceptance and return the application.
Note: No works may be commenced until such time as:
a) after receipt of your planning Decision Notice, the time period for requesting an appeal has expired and no such appeal has been requested, or
b) any Appeal has been completed.
Planning and Building Control Directorate Department of Environment, Food and Agriculture Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF
Rheynn Chymmyltaght, Bee as Eirinys
As part of the planning application process you have indicated that the proposed development is within 9m of a watercourse. You are asked to complete the following form to provide the Department with additional information regarding the proposal. Please note that where significant disturbance is anticipated a formal Method Statement and/ or site visit may also be required.
Name of watercourse (where known):
or machinery) is required as part of the development, please give details.
Certain activities have greater impact on a watercourse at different times of year (e.g. at times of high water temperature or low flow conditions). Please give details of the timing of phases of the development which are likely to affect the watercourse. Note in-channel works are not normally permitted between the months of October to June inclusive.
These substances are highly damaging to the aquatic environment. Please give details relating to the use of these materials and how you intend to prevent their introduction into the watercourse.
Many common building materials such as paint, solvents, fuels, lubricants etc. may also be hazardous. Please give details relating to their potential use and how you intend to prevent the introduction of these materials into the watercourse.
Although they may be diluted, the washings from cleaning equipment and other works may also contain substances harmful to the aquatic environment. Washings often go unnoticed as the activity may be carried out some distance from the watercourse, however they can flow or percolate into the watercourse causing harm. Please give details as to how such washings are to be managed.
Soil, clay or other similar material may form suspended solids once introduced to the aquatic environment these may have a physical effect on the organisms themselves such as suffocation and may also damage the habitat e.g. the destruction of spawning sites. Please give details as to how the introduction of such material is to be prevented.
It is always wise to have contingency measures in place and be aware of what to do and who to contact in the event of an incident. Often simply seeking advice prior to any activity where an element of uncertainty exists can prevent such incidents. Please give details of what measures will be taken to ensure that the workforce is sufficiently aware of the potential hazards to the watercourse posed by the proximity of the works and what to do in the event of an incident arising.
Please give contact details of the person responsible for ensuring that the above measures are carried out and that the watercourse is protected.
Name: Contact details
Please provide any additional information which you feel may be helpful or appropriate.
Personal Information The Department of Environment, Food & Agriculture is a controller under the Data Protection Act 2018 and will hold your personal information to comply with its legal obligations under the Fisheries Act 2012. Your personal information will be held by DEFA for the purposes of processing this form.
Sign and date: Print name:
Please return your completed form to: Fisheries Directorate, Thie Slieau Whallian, Foxdale Road, St Johns, IM4 3AS. Or by email to [email protected]
Please include a site location plan clearly showing the location of the proposed development in relation to any watercourses, including any relevant distances or dimensions.
If you have any questions regarding this form please contact the Department on 685857 or at [email protected]. To report a suspected pollution incident please contact the Department on 685885
The road within the Crosby site runs alongside the River Dhoo and the bankside needs to be reconstructed to retain the road and vehicular loadings. The proposal is to use pre-cast concrete interlocking blocks, which provide a gravity retaining solution. This negates the need for a reinforced concrete retaining wall to be cast in-situ.
There are two new outfalls to be provided to the works. The first is for the drain around the proposed concrete structure to the STW and the second is for the treated effluent. To reduce inriver working it is proposed to use pre-cast outfalls. A new outfall is also to be provided at the end of an extension to an existing drainage pipe at the eastern end of the site, again this will be in precast concrete. The outfall structures will be designed to align with the profile of the river bank. The existing outfall structures that are to be removed will entail reinstatement of the river bank to match the surrounding bankside. The above covers the permanent works to the bankside. The temporary works, and any in-river, working will depend on the Contractor's proposals. See below under item 3)
It is not envisaged that the Contractor will disturb the watercourse flows during the construction of the bankside retaining system. Some limited in-river working is likely required when installing the retaining wall and headwall units, however. Under the terms of Manx Utilities' contract the Contractor will be required to prepare suitable Risk Assessments and Method Statements and liaise well in advance with the DEFA Fisheries Officer.
The timing of the construction works is currently subject to planning permission and procurement activities by Manx Utilities. However, the in-river constraints are recognised, and these constraints will be incorporated in the Manx Utilities contract documents. As noted above DEFA Fisheries will be kept informed of the in-river works using the Contractors programme detailing the in-river works at the earliest opportunity.
The main works adjacent to the river have been designed with cognisance that traditional reinforced concrete works may release cementitious materials into the river. The pre-cast retaining wall units, similarly, the precast outfall headwall structures, negate the risk of pollution to the river that may be associated with traditional in-situ concrete works.
In terms of the main construction operations for the treatment works, the use of reinforced concrete structures is necessary. The Contractor will be required to implement environmental best practise and the Concrete shuttering shall be designed to avoid escape of cementitious material,
entering the water, either directly or indirectly through runoff. The Contractor shall prevent runoff water from washing equipment used in concreting operations, including delivery trucks, from entering the water. The water that is used for cleaning the machinery and plant shall be disposed of in accordance with waste management protocols agreed with DEFA.
No hazardous material is expected to be stored on site other than standard construction material that is normally stored within secure containers on site and fuels stored in appropriate storage tanks.
The Contractor will be required to advise DEFA / EPU / Fisheries / other Government bodies and Manx Utilities, as required, of any hazardous substances within the site that fall within the 'Control of Substances Hazardous to Health' Regulations, or otherwise require special precautions to be taken. Such advice is to include copies of all relevant COSHH assessment sheets.
Any hazardous material, is to be disposed of as directed by the Waste Regulation Authority DEFA and in accordance with relevant regulations.
In terms of Storage of fuel and chemicals the following will be requirements of Manx Utilities.
As noted above the Contractor shall prevent runoff water from washing equipment used in concreting operations, including delivery trucks, from entering the water.
Manx Utilities operational requirements have been considered in the design and an "ACO" type drain is provided at the frontage to each Sewage Treatment (IRBC) unit where the tankers will operate. Any unwanted discharge will drain to the ACO drain which in turn is processed within the sewage treatment works. More generally Manx Utilities is committed to the environment and has corporate goals to maintain and enhance the water environment, and, at a site level Manx Utilities will have operational and maintenance procedures in place to ensure best environmental practice is followed.
Surface water from the site roads will drain naturally to river over the vegetated FlexMSE bags. The surface water from other hardstanding areas will drain to the adjacent naturalistic vegetated areas which in turn will either enter the land drainage pipework or drain over the site which ultimately drains to the river. The site roads and car parking will be only used on an operational basis and the volume of traffic is very low at potentially one van per day and one tanker per day.
In the de-watering of the deep excavation the Contractor must allow for the filtering of the water to prevent silting of downstream watercourses / River Dhoo.
Where in-river working is required the Contractor will be required to include in the Risk Assessments and Method Statements how any siltation pollution will be avoided, including the details of sedimentation control measures e.g. deployment of sediments or similar.
The Contractor shall ensure that all personnel before entering the site are fully inducted on site procedures and rules. Personnel shall be made aware of any relevant arrangements, including those of Manx Utilities, which are in existence for dealing with emergencies.
The Contractor shall provide environmental tool-box talks to all employees and subcontractors and will include but not be limited to:
The Contractor will be required to demonstrate a clear structure with documented roles and responsibilities for employees and relevant parties, including an emergency procedures post (i.e. regarding environmental accidents) is in place; The Contractor shall make Site staff and subcontractors fully aware of any specific environmental practices relevant to the Site. A reporting system will also be required to provide Manx Utilities with information on all incidents and provide information for any necessary environmental audits.
The Contractor will be required to have a dedicated Site Manager to ensure compliance with the contract documentation and the scope of work and constraints therein. Manx Utilities will also have a dedicated Project Sponsor, Project Manager and Supervisor to ensure that the Contractor complies with the requirements of the Contract and to review the Risk Assessments and Method Statements to be supplied by the Contractor. It is envisaged a close collaborative arrangement will be in place between the site team and the DEFA Fisheries team.
Wrzosek, Katarzyna
From: Pollard, Gordon Sent: 14 July 2020 16:29 To: Wrzosek, Katarzyna Subject: FW: Land ownership adjacent to Crosby STW
Hi Kasia
Further to our brief telephone conversation, please see exchanges of emails below in respect of the land lying between Crosby STW and the main road; as can be seen, the area has been the subject of significant enquiry over the last few months, with no evidence of ownership being found. However, it is the case that both MU and our predecessors in title have enjoyed a right of access and egress to the STW over the same since 1925, and additionally the DoI have been placing their recycling bins in the land without payment to any party for some considerable time. As such, whilst it is impossible to be unequivocal, it is extremely unlikely that we will incur any opposition for its proposed use as a temporary compound nor for undertaking any works to widen the access of fell any trees.
Therefore, in the absence of any information to the contrary, I would suggest that we proceed on the basis that the most likely owner of the land would be either DoI or MU, albeit we cannot prove definitively in either case.
Kind regards
Gordon
Gordon Pollard Senior Wayleave Officer
manxutilities, bun shirveishyn vannin
Delivering Life's Essential Services for our Island
t: +44 (0)1624 687639 e: gordon.pollard @manxutilities.im m: +44 (0)7624 433402 w: www.manxutilities.im
PO Box 177 Douglas Isle of Man IM99 1PS
24-hour customer support: 687687
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From: Hearns, Ellen <[email protected]> Sent: 14 July 2020 15:33 To: Pollard, Gordon <[email protected]> Cc: Collister, Dayle <[email protected]> Subject: FW: Land ownership adjacent to Crosby STW
Hi Gordon
1
We cannot find out who owns this plot of land the Attorney General's Chambers have reviewed this request numerous times with no conclusion.
I would suggest that you use the land based on not being able to trace ownership of the land as per emails below.
Many thanks Ellen
From: Shimmin, Paul (AGC) <[email protected]> Sent: 14 July 2020 15:20 To: Hearns, Ellen <[email protected]> Subject: RE: Land ownership adjacent to Crosby STW
Hi Ellen
For land to become Bona Vacantia Title would need to be proven to Treasury that it belonged to an individual who died without a Will and had no blood relatives, this would involve thorough research and could be massively time consuming. Alternatively if the land belonged to a company which has been dissolved it would also vest in the Crown.
As part of the formalities it would also have to be proven that no one has already claimed a Possessory Title.
Let me know what the Department is seeking to do?
Many thanks.
Paul
From: Hearns, Ellen Sent: 14 July 2020 14:30 To: Shimmin, Paul (AGC) Subject: RE: Land ownership adjacent to Crosby STW
Good afternoon Paul
If ownership cannot be established how does the Department go about labelling the land as Bona Vacantia and the land vest in Treasury's ownership?
Kind regards
Ellen Hearns Commercial Officer
Public Estates and Housing Division | Department of Infrastructure | Isle of Man Government Sea Terminal Building | Douglas | Isle of Man | IM1 2RF Commercial Section
Tel:(01624) 687561 Helpdesk: (01624) 687300 Email: [email protected] Web: www.gov.im/infrastructure Social: www.twitter.com/lominfra and www.facebook.com/lominfrastructure
2
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From: Shimmin, Paul (AGC) <[email protected]> Sent: 14 July 2020 14:27 To: Hearns, Ellen <[email protected]> Subject: Land ownership adjacent to Crosby STW
Hi Ellen
Further to your enquiry please see below exchange of emails I've previously had with Gordon at MUA on this very same issue and also the attached email previously sent to Stephen Curtis.
Despite spending a considerable length of time in researching this plot we were not able to trace ownership.
You'll note that I mentioned to Gordon Pollard if Government has utilised the plot and used it as its own without claim then it could claim Possessory Title but I don't know if that is the case?
Happy to stay involved if I can help going forward.
Kind regards,
Paul
From: Shimmin, Paul (AGC) Sent: 06 November 2019 12:06 To: Pollard, Gordon Subject: RE: Land adjacent to Crosby Sewage Works,
Hi Gordon
Referring back to this matter, we were recently tasked with the same enquiry as yours – please see attached email. Unfortunately from our previous research we weren't able to identify the owner of the area of land under review. You're correct to point out the right Archibald Edward Clark granted to the Marown Commissioners in 1925 over the land was limited to the extent he was able to legally grant it, perhaps indicating he wasn't owner of the land over which the right was granted.
If Government has used the land without claim, challenge or demand since its purchase of the adjoining area in 1965 then it would have a good case for Possessory Title, however from what you say it is not claiming ownership?
It would appear ownership of this plot has been relinquished and to be in with a chance of tracing the last known owner could take many hours with no guarantee of a positive result.
Let me know if you think I can assist any further?
Many thanks.
Kind regards,
Paul
From: Pollard, Gordon Sent: 24 October 2019 11:53 To: Shimmin, Paul (AGC) Subject: Land adjacent to Crosby Sewage Works,
Hi Paul,
I would be most grateful if you could please assist in my endeavours to ascertain the ownership of the land adjacent to Crosby Sewerage Works, Marown as shown coloured green on the attached plan hereto. By way of background, I have attached copies of Deeds dated 31st March 1925, whereby the land for the current works (shown pink on the plan) was purchased by Marown Commissioners from Archibald Edward Clark, and dated 28th April 1965, whereupon the land was subsequently transferred to the IOMLGB from the Commissioners. As can be seen from the former Deed, the owners of the pink land were originally granted a right of way over the area in question with the caveat as far as Archibald Edward Clark the Vendor could grant the same. At present, the area is utilised by Marown Commissioners for the purposes of a Recycling Centre, however neither they, nor the DoI, are claiming ownership of the land. Given we already enjoy a right of entry over it; we wish to employ a larger section of this land in order to create a better access to the new works.
I have undertaken my own searches and strongly suspect that this request will be a forlorn hope however I would be grateful if you could please have a look at it for me and see if you can pull a rabbit from the hat!
Kind regards
Gordon
Gordon Pollard
Senior Wayleave Officer
manxutilities,
bun shirveishyn vannin Delivering Life's Essential Services for our Island t: +44 (0)1624 687639 e: [email protected] m: +44 (0)7624 433402 w: www.manxutilities.im
PO Box 177
Douglas
Isle of Man
IM99 1PS
24 hour customer support:
687687
From: Shimmin, Paul (AGC) Sent: 14 October 2019 11:07 To: Curtis, Stephen Subject: Land adjacent to Crosby STW Attachments: Message from KM_C754e_702349_ag; Message from KM_C754e_702349_ag
Hi Stephen
Further to this matter I attach a copy of the Deed of Conveyance dated 28th April 1965 from Marown Commissioners to the IoMLGB. You will see from the Schedule to that Deed the extent of land conveyed is described as being represented on a plan attached to a previous Conveyance and a copy of that Deed is therefore also attached.
From the plan you have provided you'll note that not all of that plot identified is contained in the attached Title and we haven't been able to locate a Conveyance in respect of that portion of land being triangular in shape and abutting the roadway (as identified on the plan annexed to the July 1925-128 Deed), although I note from the schedule to that Deed the vendor granted the purchaser a right of way (so far as the vendor was legally able to grant the same) from the road to the land conveyed. This right was then perpetuated in the Conveyance from the Marown Commissioners to IoMLGB in 1965.
In conclusion we are not aware who now owns the portion of land over which the right of way was granted but if the Department has been using the same exclusively for a period of 21 years without being challenged then it would have a strong case for a possessory title.
Please let me know if you need me to comment any further after you have reviewed.
Kind regards,
Paul
.
Curtis, Stephen 03 July 2020 11:11 Kimber, Jean RE: Crosby \& Glen Vine STW - Land Ownership Land adjacent to Crosby STW
Hi Jean, I've attached an email which Paul Shimmin sent to me last year, unfortunately there is no clear answer on the ownership of the land abutting the site. I believe Marown Commissioners were using the land for recycling bins, so it may be their land but nobody has been able to find any information on it. The same would apply to the boundary wall of that land.
Kind regards Stephen
Public Estates and Housing, Department of Infrastructure, Hills Meadow, Peel Road, Douglas, Isle of Man IM1 5EB Tel: 01624685962 Email: [email protected] Facilities Management Helpdesk: 01624687300 Please don't print this email unless you really need to
From: Kimber, Jean Sent: 03 July 2020 10:55 To: Curtis, Stephen Subject: FW: Crosby \& Glen Vine STW - Land Ownership Dear Stephen Could you help with this query please? Thank you Jean
From: Wrzosek, Katarzyna <[email protected]> Sent: 03 July 2020 10:52 To: Kimber, Jean <[email protected]> Subject: Crosby & Glen Vine STW - Land Ownership
Good morning,
Manx Utilities is finalising the design for the proposed replacement of the existing sewage treatment works for Glen Vine and Crosby catchment.
We would like to clarify the ownership of land prior to submission of planning application. We believe that our consultants (JBA) will contact you on this matter separately, however we require this information prior to other consultations.
Please could you advise as to whether the area of land as shown coloured green on the attached Crosby plan and the area shown coloured red on the attached Heritage Trail plan are in the ownership of the Department of Infrastructure?
Please could you also confirm if the boundary wall located along Old Church Road in Crosby (opposite Ellerslie Depot), shown coloured orange on the attached is in the ownership of the Department of Infrastructure?
If you have any questions or if you would like to meet to discuss, please let me know.
Many thanks.
Regards, Kasia
Katarzyna Wrzosek Graduate Civil Engineer
manxutilities
PO BOX 177 • DOUGLAS • ISLE OF MAN • IM99 1PS • BRITISH ISLES
tel: +44 (1624) 695987 • e-mail: mob: +44 (7624) 569754 • web: www.manxutilites.im
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2
LAND PURCHASE:- CROSBY SIN THIS DEED made this 28th day of April one isand nine hundred and sixty five Between THE COMMISSIONERS OF THE PARISH DISTRICT OF HAROUN (hereinafter referred to as "the Vendor") of the one part and the ISLE OF HAN LOCAL GOVERNMENT BOARD (hereinafter referred to as "the Purchaser") of the other part...
WITNESSETH that the Vendor in consideration of the sum of £65. O. O. (Sixty five pounds) to the Vendor now paid by the Purchaser (the receipt whereof is hereby acknowledged) DO HEREBY grant bargain and for ever absolutely sell and convey unto the Purchaser its successors and assigns All and Singular the hereditaments and premises and right of way set forth and described in the Schedule hereto (hereinafter referred to as "the Scheduled Property") Together with all ways waters watercourses easements liberties rights members privileges and appurtenances thereto belonging or in anywise appurtaining or reputed or known as part or parcel thereof or appurtenant thereto TO HAVE and TO HOLD the same unto the Purchaser its successors and assigns from the day of the date hereof absolutely and for ever BUT SUBJECT NEVERTHELE:S to and with the benefit of all covenants conditions restrictions provisoes and agreements affecting the Scheduled Property and contained or referred to in any Deed of Conveyance or other instrument of title thereof prior in date hereto and duly recorded AND IN PARTICULAR to those contained in (1) a Deed of Conveyance dated the 31st day of March 1925 made between Archibald Edward Clarke of the one part and the Vendor of the other part and (2) a Deed of Conveyance dated the 2nd day, of December 1907 made between George Alfred Kelly Trustee of the Will of Thomas Kelly deceased of the one part and the
said Archibald Edward Clarke of the other part so far forth as the same are now validly subsisting and capable of being enforced AND SUBJECT ALSO to all easements (if any) legally existing thereover...
AND the Purchaser (with the object and intention of affording to the Vendor and its successors a full and sufficient indemnity in respect of the said covenants conditions restrictions provisoes and agreements but not further or otherwise) DOTH HEREBY for itself and its successors and assigns covenant with the Vendor and its successors that it the Purchaser and its successors and assigns will at all times hereafter observe perform and be bound by all the said covenants conditions restrictions provisoes and agreements and will indemnify and save harmless the Vendor and its successors from and against all liability or responsibility they or any of them may incur by reason of any future breach non-observance or non-performance thereof...
AND the Vendor for itself and its successors DOTH HEREBY covenant with the Purchaser and its successors and assigns that the Vendor hath good right full power and lawful authority to grant bargain sell and convey the scheduled property in manner aforesaid and that it and its successors shall and will warrant maintain uphold and defend the same unto the Purchaser its successors and assigns FREE FROM ENCOUMBRANCES and from and against the claim challenge and demand of all and every persons and person whomsoever...
IN WITNESS WHEREOF the parties hereto have executed these presents this the day month and year first before written...
A meadow or enclosure of land adjoining the railway line at Crosby Station in the Farish of war own lying between the railway line and the river and delineated and coloured Pink on the plan annexed to the said Deed of Conveyance of the 31st day of march 1925 made between Archibald Edward Clarke of the one part and the Vendor of the other part together with a right of way from the main road to the said land to which said hereditaments and premises and right of way the Vendor became entitled under the said Deed of Conveyance of the 31st day of March 1925 fromthe said Archibald Edward Clarke.
SEALED SICHED AND DELIVERED by the Vendor in the presence of :-
At Doyle 28th April 1965 Peter Willson, Study Agent
the subscribing witness to the execution of the foregoing Deed (who is known to me) personally appeared and made oath to the best of my knowledge that the
Sworn, Parish Commonwealth
the case having been described the same by causing its common Deed to be represented thereon in the presence of and the same to be signed by
John Heynel, Jellig de Chrin of de New York and unquestioned by Lindsey, Leere, de Park & de Lomines
such Company in his presence
Henry Kully NOTARY PUBLIC, ISLE OF MAN.
REGISTRY OF DEEDS, ISLE OF MAN. 23 JUN 1965
I certify that the foregoing Deed was this day at the hour of 11:45 o'clock A.M. received by me at this office for the purpose of being Registered and Recorded according to Law and the same is duly Registered and Recorded and Entered in the Deeds Register 27 Page 328 No. 4260
Henry Kully
I ARCHIBALD Edward CLARKE of The Vicarage in the parish of Larown Clerk in Holy Orders in consideration of the sum of sixty one pounds five shillings and eightpence (361. 5. 6.) paid to me pursuant to the provisions of the Local Government (Consolidation) Act 1916 and the Lands Clauses Act 1871 by the Commissioners of the parish District of Larown do hereby grant convey and sell to the said Commissioners their successors and assigns all and Singular the hereditaments and premises set forth in the Schedule at foot hereof together with all ways rights and appurtenances thereto belonging and in particular with the rights specified in the Schedule and all such estate right title and interest in and to the same as I am or shall become seized or possessed of or am by the said Acts empowered to convey to Hold the said hereditaments and premises to the said Commissioners their successors and assigns for ever according to the true intent and meaning of the said Acts and the said Commissioners hereby covenant and agree with the said Archibald Edward Clarke and his heirs and assigns owner or owners for the time being of the adjoining lands of the said Archibald Edward Clarke that the said Commissioners will at their own cost make up and maintain the boundary fence between the land hereby conveyed and the adjoining lands of the said Archibald Edward Clarke and will also make good and maintain the drains along the railway line and all drains disturbed or interfered with by the works of the said Commissioners.
IN WITNES' WEEKEND the said Archibald Edward Clarke
A meadow or enclosure of land adjoining the railway line at Crosby Station in the parish of Harown lying between the railway line and the river and delineated and coloured pink on the plan hereto annexed and being a part of the hereditaments to which the said Archibald Edward Clarke became entitled by a conveyance dated the 20th day of December 1957 from Kings Wyndbury and which together with a right of way (so far as the said Archibald Edward Clarke can legally grant the same) from the main road to the said land and also the right to have the drain pipe line laid from the main road to the railway line fence on the line where the same is now laid.
Signed and delivered by the said Archibald Edward Clarke in presence of:
[Signature]
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*[
At Douglas The 18th day of May 1905.
THOMAS BOLBSTD WOOD one of the executing parties to the foregoing deed personally appeared and made oath that the Seal of the Narrow Parish Commissioners was affixed to the said deed and plab and that the same were signed by Frederick William Flanagan Chairman of the Commissioners in his presence.
Bever the
Lovely
Mr.
AT Douglas, Isle of Man.
Lovely
Lovely
Lovely
Lovely
At Douglas, Isle of Man.
Lovely 1805.
Hesys helps house one of the subscribing witnesses to the execution of the foregoing Deed (who is known to me) made Oath on the Holy Evangelism and Goodchild.
Lovely 1806.
Lovely 1807.
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Lovely 1833.
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