**Document:** Planning Statement Site Drainage **Application:** 13/00386/B — Erection of seventeen general industrial units with associated external works including storm and foul drainage systems, to include modifications to site entrance off Peel Road **Decision:** Permitted **Decision Date:** 2013-08-15 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/4223-braddan-bcs-house-drainage/documents/1541716 --- # Planning Statement Site Drainage ## Proposed Industrial Development at BCS House, Peel Road, Braddan ### For Jojay Limited ## Planning Statement relating to Site Drainage ### 1. Introduction 1.1. This statement has been prepared by BB Consulting Engineers in support of a Planning Application for a proposed industrial development at the rear of the Parkinson Limited office building on Peel Road, Braddan. This statement covers the foul and surface water drainage. 1.2. The proposed scheme includes the following: - Four single storey building blocks (Blocks A, B, C and D), containing a total of 19 separate units. Each unit contains a small single WC. - Access road, car parking and landscaping areas to serve the units. 1.3. This statement is to be read in conjunction with the accompanying drawing. ### 2. Site Description 2.1. The proposed site is the former builder’s yard for Parkinson Limited and lies between the Peel Road and the River Dhoo. 2.2. The River Dhoo is designated as ‘Main River’ by the Department of Infrastructure. The proposed site lies significantly above the river level and is outside the flood zone indicated on the Department’s ‘Indicative Flood Map’ for the area. 2.3. The existing site falls slightly to the north east, towards the river and is substantively hard paved. Concrete hard standings and concrete floor slabs of earlier buildings cover the majority of the site. Trees and other vegetation border the site, including the river bank itself, refer to photograph reference 671. Currently surface water run-off from the site resulting from rainfall will flow directly in to the adjacent river with very limited attenuation. ### 3. The River Bank 3.1. The existing river bank is well vegetated and appears to be stable. It is likely to incorporate fill materials from previous land use. 3.2. The design of the new building foundation and surface finishes will seek to maintain the stability of the existing bank and details will be provided at Building Control application stage once a specific ground investigation has been undertaken. ### 4. Foul Drainage 4.1. A foul drainage connection to a public sewer is not practically available. 4.2. A private proprietary package treatment is proposed located on the site and discharging via a sampling point and the proposed surface water outfall structure to the River Dhoo. 4.3. The outfall to the river will be subject to a Discharge Licence from the Environmental Protection Unit. The package treatment plant would be designed to meet the environmental standards required for the discharge as part of a future Building Control application. 4.4. An outline foul drainage scheme plan is attached. ### 5. Surface Water Drainage 5.1. Surface water from roofs and hard standings will be piped via an underground drainage system to a new outfall to be constructed in the bank of the existing river. 5.2. The new outfall will assist in energy dissipation and a schematic design is shown on the attached drawing. The detail design of the outfall will be subject to a formal Land Drainage Consent in due course. 5.3. It is proposed that the rainwater downpipes to the rear of Blocks C and D will discharge directly to the river and stone filled gabion mattresses will be used to protect the river edge from erosion at the location of the discharges. 5.4. The requirement for any oil/petrol interceptor will be subject to detail design and risk assessment of the pavement areas, and will be subject to the agreement of the Drainage Authority and the Environmental Protection Unit as part of a future Building Control approval process. ### 6. Photographs ![A photograph showing a vacant plot of land with concrete slabs, overgrown vegetation, and yellow storage containers, likely the site proposed for industrial development.](https://images.planningportal.im/2013/03/73028.jpg) Photo ref. 671: July 2011: General view of existing site with the top of the existing bank of the River Dhoo on the left and the Parkinson Limited offices in the right background. ### 7. Drawings 7.1. The following drawings accompany this Statement: - 11-070/01 Site Drainage Layout Prepared by BB Consulting Engineers Limited 27 Duke Street, Douglas IM1 2AZ July 2011 ![This image displays a detailed site plan for a proposed industrial development, outlining the layout of multiple units, access roads, parking areas, and drainage systems.](https://images.planningportal.im/2013/03/73029.jpg) Site Drainage Layout LADY 1720 ![A technical cross-section drawing illustrating a drainage outfall structure with gabion baskets and stone reinforcement.](https://images.planningportal.im/2013/03/73030.jpg) Headwall Detail LADY 1721 ![A technical section drawing illustrating a building foundation, drain pipe, and a sloped bank with energy dissipation ramps leading to a river drop.](https://images.planningportal.im/2013/03/73031.jpg) Gutter Outfall Detail LADY 1722 [Table omitted in markdown export] --- *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/4223-braddan-bcs-house-drainage/documents/1541716*