**Document:** Officer Planning Report **Application:** 07/01611/B — Creation of a facility for the processing and maturation of bottom ash from Energy from Waste plant **Decision:** Permitted **Decision Date:** 2009-01-07 **Parish:** Malew **Document Type:** report / officer_report **Source:** https://planningportal.im/a/84003-malew-old-turkeyland-quarry/documents/1511704 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] ### Officer's Report #### The Site The site defined in red on the site and location plans represents part of the existing Turkeyland Quarry - the more inland of the two Turkeyland quarries both situated to the north east of Ronaldsway Airport and both accessed via Balthane Road (A12) which runs from the A5 Castletown Road through Balthane industrial estate to the north eastern edge of the Airport and then turning sharp north east to arrive firstly at "New" Turkeyland on the south eastern side of the road and then to "Old" Turkeyland on the north western side of the road. The site lies on the north eastern side of the quarry presently used for the storage of blocks and is finished as hardstanding. The remainder of the site is used for the manufacture of blocks and in the former quarry, the inert disposal of incinerator bottom ash (IBA) from the Energy From Waste Facility (EfWF). ### Planning Status The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as Area for Surface Mineral Working. The site has an established use as a quarry with subsequent use for block-making and the processing of mineral. ### Planning History The only recent application which has been submitted in respect of this site was PA 97/1829 for the extension to the blockworks kiln which was permitted. There is a contemporaneous application for variation of the existing permission for infilling of New Turkeyland Quarry to allow for the storage and/or disposal of processed bottom ash from the Energy From Waste Facility (PA 07/1612). Prior to this, applications were submitted as follows, indicating how long the site has been used for the processing of material: - IDO 5064 - crushing plant for the processing of limestone for roadworks and agriculture - permitted 1948 - IDO 11788 - new grinding mill and storage bins - permitted 1956 - IDO 23718 - approval in principle for siting of new buildings - permitted 1967 - IDO 24079 - new buildings - permitted 1968 - IDO 31807 - extension to quarry - permitted 1972 - IDO 45275 - erection of office building - permitted 1977 - IDO 48954 - erection of office accommodation - permitted 1979. ### The Proposal Proposed now is the use of part of the site for the processing of the IBA so that it may be landfilled or recycled or stored for further use/disposal. The works involved include the creation of a concrete hardstanding base across the whole of the application site and a drainage system engineered through the creation of slopes so that incidental rainfall may be contained within the site and used in the manufacture of blocks on the adjacent site. The existing weighbridge, site office and parking facilities on site will be used. The material will be loaded into separating and screening processors and the end material, with oversized, unburnt, ferrous materials removed, will be stored to weather for around 3 months. This weathering involves natural exposure to atmospheric hydration and carbonation. Each of the stockpiles will accommodate around 1,100 cubic metres - the amount brought to site over the period of one month. The stockpiles will allow rotation of the material as new material is brought in. Once weathered the material is suitable for use as secondary aggregate which, if placed in an appropriate environment with similar natural properties - ie limestone strata adjacent to saline water - it could be stored without the need for containment. Testing will be undertaken during the processing. Hours of working are 0700 to 1700 Monday to Friday and 0800 to 1300 on Saturdays and for 50 weeks in the year. In the event that IBA is no longer brought to the site, the site may revert back to its previous use as an ancillary brickworks storage area. ### Representations The Society for the Preservation of the Manx Countryside and Environment support the application as a much better alternative to storage at other locations on the Island. Malew Parish Commissioners indicate that they have no objections to the application. The Isle of Man Fire and Rescue Service recommend consultation with respect to fire safety. The Environmental Protection Unit confirms that the applicant has commenced discussions regarding the necessary waste disposal licence for the modification to the existing licence but that this may not be issued until the planning permission is in place. They explain that the operator of the Energy From Waste Facility needs to separate residue from the secondary (clinical) waste stream in order for the waste to be disposed and raise issues about mitigation measures for the control of noise and dust which should be controlled in a similar way to the existing operations on the site. They comment that there is no reference to the chemical composition of the incinerator residue or the processed material so the benefit of the treatment process and the potential use of the end product is not forthcoming. No objections are raised in this submission and the reference to the need for a waste disposal licence which will deal with some of the concerns about the chemical composition of the waste to be used (as would ordinarily be the case regardless of the nature of this particular waste) is helpful. ### Assessment The site is already used for industrial processing and the proposal does not extend the industrial area nor will it result in significant, if any additional traffic. There has not been any requirement for landscaping when considering previous proposals for use or development of the site or the quarrying or backfilling of the quarry. The only evidence of the proposed change of use of the site will be from the residential property, Ballawoods, and agricultural land to the north east of the site, from some 440m away. From here the plant and site are already visible and there will be little change other than an increase in the height of the stockpiled material. The concreting and drainage works will not be visible from anywhere outside the site other than from the air where the change will not be discernible in this otherwise industrial site. Figure 4 illustrates the profile of the stockpiles which will be around 3m in height above nearby ground level. Figure 6 illustrates the relationship of the proposed stockpiles with the existing plant which is higher and more dominant in this landscape than will be the stockpiles. I understand that the applicant is considering off-site landscaping to increase the mitigation of the visual impact of the stockpiles although it is suggested that the visual impact from the Ballawoods direction is no more significant than the existing. Footpaths: there is a long distance footpath which runs to the south east of the site to the head of Santon Gorge to the south east of Ballawoods. The proposed works are some distance from this footpath; the proposed stockpiles are 220m away with the vehicular access road, car park and plant in between thereby separating pedestrians from the use. There is also a road shown between the site and Ballawoods although this is certainly not a surfaced road. There is a mounded bund which is partially planted between the site and Ballawoods. The Environmental Statement accompanying the application investigates the impact of the development in terms of ecology, noise, dust, visual impact, access and traffic and archaeology. Each is compared with the existing industrial environment and it is concluded by the applicant that the proposal will not result in any adverse environmental impact as a result of practices employed on site and working hours. There are no local residents who will be affected by the operation of the facility as proposed and as such, no need for restrictive conditions regarding hours of operation or noise levels over and above what has been proposed in the application. ### Planning Policy The Strategic Plan establishes policy which protects the countryside for its own sake - Environmental Policy 1 and where the introduction of industrial processes such as is being proposed here would usually be discouraged. However, the site, whilst set within a generally natural landscape, is not part of the countryside and is very much industrial in nature, character and appearance and the proposal must be judged against this. There is no evidence, or indeed suggestion from third parties that the proposal would result in harm to the ecology, archaeology, stability of the surrounding area nor would there be any adverse impact on those in the surrounding area by virtue of noise, dust, pollution, vibration, light pollution or smell. The applicant has provided an Environmental Impact Assessment as part of the application, in accordance with Environment Policy 24. Environment Policy 27 requires that the Department will seek the enhancement of the natural environment including sites contaminated by former mine workings in order to ensure that such areas are appropriately reclaimed. However, the area of this application is not that contaminated by the former mining, it is an area presently used for industrial processes and if this use is not approved or taken up it will continue to be used as such. There is no evidence to suggest that the proposal will worsen or affect detrimentally the existing impact of the present use of the site. Waste Policy 1 states the following: Waste Policy 1: "Waste management installations, including landfill sites, civic amenity sites and facilities for the bulking up, separation, recycling or recovery or materials from waste will be permitted provided that: a) there is an acknowledged need for the proposal in accordance with the approved Waste Management Strategy; b) there is no unacceptable adverse impact on local residents in terms of visual amenity, dust, noise, or vibration or as a result of the traffic generated thereby; c) there would be no unacceptable adverse effect on: i. landscapes, geology/geomorphology and features of special interest or attraction ii. Ancient Monuments or their settings iii. Registered Buildings or their settings or features of architectural importance iv. the character and appearance of Conservation Areas v. suites of archaeological interest vi. sites containing species or habitats or international, national or local importance vii. land drainage and water resources viii. areas of woodland or the Island’s timber resources or ix. designated National Heritage Areas. d) the proposal is acceptable in terms of access arrangements and highway safety e) in the case of landfill sites working shall be in accordance with a phased scheme of restoration and landscaping f) the proposal does not sterilise other significant mineral deposits g) the proposal will not have an unacceptable adverse impact on airport safety by, for example, increasing the risk of bird strike. Landfill will only be permitted where it can be demonstrated that there is no alternative method for managing that waste. An application involving the installations of facilities referred to in this policy will require the submission of an Environmental Impact Assessment". The applicant has provided an Environmental Impact Assessment with the application and which deals with many of the points set out above. There are no Ancient Monuments, Registered Buildings, National Heritage Areas or Conservation Areas close to the site or which would be adversely affected by the proposal. The site is sufficiently distant from the nearest residential property (Ballawoods) so as not to cause a nuisance in this respect. There is no indication that the proposed use would cause a pollution problem from run off and indeed the application sets out procedures which will prevent this. The proposed works would not significantly change the existing activity at the site and there is no indication from the Airport that there would be a risk to the operation of the runway, with or without the runway extension (PA 06/1572 refers). In terms of the need for the facility, the Energy From Waste Facility is clearly producing an end product which needs to be dealt with and this proposal indicates a means of processing the material so that it may be re-used, stored and/or disposed of. This would appear to be complementary to the waste management strategy. ### Party Status The Society for the Preservation of the Manx Countryside and Environment are not directly affected by the proposal and should not be afforded party status in this instance. The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status. The points raised by the Isle of Man Fire and Rescue Service are the responsibility of the Building Regulations and as such this party should not be afforded party status in this instance. The Environmental Protection Unit are part of the Department and as such should not be afforded individual party status in this instance. In summary therefore the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status: - Malew Parish Commissioners - Department of Transport Highways Division Accordingly the following parties are not granted Interested Party Status: - The Society for the Preservation of the Manx Countryside and Environment - Isle of Man Fire and Rescue - Environmental Protection Unit of the Department of Local Government and the Environment. ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 20.11.2007 ### Conditions and Notes for Approval / Reasons and Notes for Refusal **C:** Conditions for approval **N:** Notes attached to conditions **R:** Reasons for refusal **O:** Notes attached to refusals **C 1.** The development hereby permitted shall commence before the expiration of four years from the date of this notice. ## **C 2.** This permission relates to the processing and maturation of Energy From Waste Facility bottom ash as shown and described in Figures 1, 2, 3 and 4, teh technical specifications of the separating equipment and plant and oil interceptor all received on 3rd September, 2007. C 3. The hours of operation for this facility and process shall be only between 0700 - 1700 hours. N 1. PRIOR to the commencement of any works the applicant is advised to consult the Chief Fire Officer to ensure that adequate fire precautions are taken. Decision Made : ... Committee Meeting Date : ... --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/84003-malew-old-turkeyland-quarry/documents/1511704*