20 June 2023 · Planning Committee
Recycling And Storage Compound, Richmond Hill, Douglas, Isle Of Man, IM4 1jh
The site is an existing 1.4ha recycling and storage compound in an industrial waste management area adjacent to Energy from Waste facility, hazardous waste plant and animal waste processing. This application varies condition C25 of prior approval PA 21/00731/B for civic amenity site creation, permitting galvanised fini…
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Officer considered proposal complies with Isle of Man Strategic Plan policies (esp GP2, WP1), Waste Policy/Strategy and Area Plan for East zoning for special industrial/waste uses at Middle Farm (Empl…
General Policy 2
Requires development in zoning to respect site/surroundings (siting/layout/scale/design/landscaping), not adversely affect landscape/townscape/amenity/highways/ecology. Assessed compliant: industrial context screens proposal; low visual magnitude; conditions ensure mitigation (landscaping/lighting/noise).
Waste Policy 1
Permits civic amenity sites if no unacceptable amenity/visual/noise/traffic impacts, acceptable access/safety. LVIA confirms no significant effects; highways no objection; operational limits via conditions.
Strategic Policy 4
Protects nature conservation, prevents pollution/disturbance. Relies on prior EIA/PEAR; conditions for SEMP/CMP/lighting/bird/bat boxes protect biodiversity/water.
Environment Policy 4
Protects biodiversity/protected species. PEAR mitigation (lizards/frogs/birds) implemented via conditions C7/C15; wildflower meadow C9.
Environment Policy 22
Controls noise/light/odour/vibration near properties. Operational hours C14; lighting plan C6; no significant effects per prior assessment.
Environment Policy 24 - Pollution sensitive development
Requires EIA for significant effects. Provided/assessed; scoped topics confirm no significant impacts.
Strategic Policy 10
No adverse highway safety; parking per standards. Queue strategy C12; no highway interest.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Approved plans
The development must be carried out strictly in accordance with the particulars contained in the application, the plans and Environmental Impact Assessment accompanying (as amended) subject to conditions covering matters below.
No processing/sorting/composting
No processing, sorting or composting shall take place on the site. The deposition by the public of materials into separate containers are not precluded.
Site Environmental Management Plan
Prior to the commencement of the development hereby approved (including site clearance), a Site Environmental Management Plan (SEMP) which details how adverse impacts on the wildlife on site (particularly regarding hydrological links from direct and indirect pollutants such as concrete, fuels and lubricants) will be avoided and/or minimised to insignificant levels...
Construction Management Plan
The development hereby approved shall not be commenced until details of a 'Construction Management Plan'...
Lighting Plan
Prior to the commencement of the development hereby approved, a Lighting Plan shall be submitted... inward directed led lighting columns...
Protected species mitigation
The development hereby approved shall be carried out in strict accordance with the submitted mitigation scheme detailed in Section 5.1 of the Manx Wildlife Trust's PEAR dated March 2021...
Landscaping scheme
Prior to the commencement... details of the proposed planting and landscaping shown on Drawing No. A_PL_001 Rev H...
Wildflower meadow
Within three months to the use... scheme to create the Wildflower meadow...
Quarantine area
Prior to the commencement... details for the designated quarantine area for non-conforming waste...
Drainage systems
No development... unless the proposed foul sewage and surface water drainage system[s] have been provided in accordance with the approved plans A_PL_005 Rev D...
Queue management strategy
Prior to the commencement... a queue management strategy shall be submitted...
Construction hours
The timing of works during the construction phase... shall only be as per paragraphs 4.7.1 of the Environmental Impact Assessment...
Operational hours
The development hereby approved shall not be in operation outside the following times: Summer Hours... Winter Hours... closed Christmas Day etc.
Bird/bat boxes
No development shall commence until a scheme for the provision of the bird and bat boxes...
Energy strategy
No part... occupied until the proposed energy strategy... is installed and fully operational.
Access/parking layout
The development... shall not be occupied... until the access, pedestrian and vehicle layout have been provided to accord with... Drawing No: AL_PL_001 Rev H...
Gate cabin details
Prior to the erection... details of its design, location, colour, materials...
Recycling store use
The recycling store... shall only be used for drop off and pick up of items, no recycling shall take place on site.
Retaining walls
No works... until details of the proposed retaining walls...
No PD enclosures
Notwithstanding... no means of enclosure... other than that shown on Drawing No. A_PL_001 Rev H...
Fencing specification
Notwithstanding... all fencing should be paladin fencing. The fence shall be dark green in colour.
Cycle/EV facilities
Prior to the commencement... details of Staff Cycle storage... and staff EV Charging points...
Materials - building/gantries
The cladding and roof finish of the building must be coloured olive green... The gantries (including the galvanised steel frames and balustrades) shall be retained in galvanised finish.
No Highway Interest
No objection
Do not raise any objection if the gantries, frames, balustrades and wire fence are left a natural steel colour rather than being painted green
Highway Services HDC stated they have no interest in the application, while Braddan Parish Commissioners had no objection to it.
Highway Services HDC
No CommentHighway Services HDC has no interest (NHI) in: ... 22/01507/B
Braddan Parish Commissioners
No ObjectionBraddan Commissioners" Meeting - 19 January 2023; they had no objection to the following planning applications:- ... PA22/01507/B - Creation of Civic Amenity Site. Variation of Condition C25 on approved planning application 21/00731/B - Recycling & Storage Compound, Richmond Hill, Braddan, IM4 1JH
