**Document:** Request for Scoping Opinion
**Application:** 22/01507/B — Creation of Civic Amenity Site. Variation of Condition C25 on approved planning application 21/00731/B
**Decision:** Permitted
**Decision Date:** 2023-06-20
**Parish:** Braddan
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/9788-braddan-recycling-and-storage/documents/1559361

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# Request for Scoping Opinion

DANDARA GROUP

CIVIC AMENITY SITE, MIDDLE PARK INDUSTRIAL ESTATE, MIDDLE FARM, ISLE OF MAN

REQUEST FOR SCOPING OPINION

FEBRUARY 2021

![photograph from page 1](https://images.planningportal.im/2022/12/696474.jpg)

#### Wardell Armstrong

41-50 Futura Park, Aspinall Way, Middlebrook, Bolton, BL6 6SU Telephone: +44 (0)1204 227 227 www.wardell-armstrong.com

DATE ISSUED: FEBRUARY 2021 JOB NUMBER: GM11371 REPORT NUMBER: 001 VERSION: STATUS:

V0.1 Final

DANDARA GROUP

CIVIC AMENITY SITE, MIDDLE PARK INDUSTRIAL ESTATE, MIDDLE FARM, ISLE OF MAN

REQUEST FOR SCOPING OPINION

FEBRUARY 2021

PREPARED AND APPROVED BY:

Alison Mitchell Technical Director

This report has been prepared by Wardell Armstrong LLP with all reasonable skill, care and diligence, within the terms of the Contract with the Client. The report is confidential to the Client and Wardell Armstrong LLP accepts no responsibility of whatever nature to third parties to whom this report may be made known.

No part of this document may be reproduced without the prior written approval of Wardell Armstrong LLP.

Wardell Armstrong is the trading name of Wardell Armstrong LLP, Registered in England No. OC307138. Registered office: Sir Henry Doulton House, Forge Lane, Etruria, Stoke-on-Trent, ST1 5BD, United Kingdom UK Offices: Stoke-on-Trent, Birmingham, Bolton, Bury St Edmunds, Cardiff, Carlisle, Edinburgh, Glasgow, Leeds, London, Newcastle upon Tyne, Shefford and Truro. International Offices: Almaty and Moscow

ENERGY AND CLIMATE CHANGE ENVIRONMENT AND SUSTAINABILITY INFRASTRUCTURE AND UTILITIES LAND AND PROPERTY MINING AND MINERAL PROCESSING MINERAL ESTATES WASTE RESOURCE MANAGEMENT

## Contents

- 1 INTRODUCTION.................................................................................................................. 1
- 2 SITE LOCATION AND DESCRIPTION.................................................................................... 3
- 3 DESCRIPTION OF PROPOSED DEVELOPMENT.................................................................... 4
- 4 APPROACH AND SCOPE OF THE ENVIRONMENTAL STATEMENT...................................... 7
- 5 TECHNICAL ASPECTS SCOPED INTO THE ENVIRONMENTAL STATEMENT .......................18
- 6 SUMMARY........................................................................................................................21

## Appendices

- Appendix A Location Plan Drawing Number A_PL_000
- Appendix B Site Plan Drawing Number A_PL_001
- Appendix C Preliminary Ecological Appraisal Report, Feb 2021. MWT Consultancy.

GM11371/FINAL FEBRUARY 2021

## 1 Introduction

This report has been prepared by Wardell Armstrong LLP on behalf of the Dandara Group, to request an Environmental Impact Assessment (EIA) Scoping Opinion for the proposed development of a Civic Amenity Site at Middle Park Industrial Estate, Middle Farm, Isle of Man.

The proposed development, which will serve as a replacement facility for the existing Civic Amenity Site at Middle River Industrial Estate, Douglas, is located within an area which has been developed for various waste management uses, the Site itself is currently used as a recycling and storage yard for construction waste (such as stone, soil and demolition rubble).

The Isle of Man Strategic Plan (2016) identifies Civic Amenity Sites as developments requiring an EIA. This report therefore provides a description of the development proposals and sets out the scope of the Environmental Statement (ES) which will be submitted in support of the planning application.

Scoping is a process of identifying the issues to be addressed by an EIA. It is a method of ensuring that an EIA focuses on the important issues and avoids those that are considered to be less significant. This scoping process will help to ensure that the ES that is submitted to Isle of Man Government is of sufficient quality. This will have the benefit of minimising the need to gather additional information after the ES has been submitted and should speed up the decision making process.

The UK Town and Country Planning (Environmental Impact Assessment) Regulations 2017 are not directly applicable to developments on the Isle of Man, but indirectly through the application of planning policy within the Isle of Man Strategic Plan 2016.

The Strategic Plan at section 7.18.3 states: “A Planning Policy Statement will be issued specifying the manner in which the Department intends to deal with applications which should be subject to EIA. Pending the adoption of the proposed Planning Policy Statement the Department will adopt current practice on EIA’s from England and Wales set out in the publication ‘Environmental Impact Assessment: A Guide to Procedures’”.

As required by Regulation 15 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017, this Scoping Report includes the following information:

- • A plan sufficient to identify the land (Appendix A);
- • A description of the nature and purpose of the development; and
- • An explanation of the likely significant effects of the proposed development on the environment.

In addition, this report includes information on the proposed methodologies to assess potentially significant environmental effects, and where relevant, potential mitigation measures that may be implemented.

## 2 Site Location And Description

The Site is located approximately 3km south west from the centre of Douglas in the south east of the Isle of Man. The Site, which lies within a Special Industry Zone (Island Development Plan Area Plan for the East, adopted September 2020) is located within a collection of waste management facilities which can be accessed from New Castletown Road/Richmond Hill (A5) and Kewaigue Hill. Among the waste management facilities is an Energy from Waste Facility, which lies immediately to the north west of the site, an animal waste processing plant, and a hazardous waste treatment plant. Industrial units, currently under construction, and agricultural land, bound the Site to the north and east respectively.

The wider area surrounding the proposed development is largely agricultural. A small number of residential properties lie approximately 300m north west and 600m south of the Site. A collection of industrial units is located approximately 300m west of the Site.

Middle River flows in a south-easterly direction to the west of the site.

The Site itself is currently used for the recycling and storage of stone and other demolition material, much of which goes on to be reused in new construction projects. The site currently accommodates equipment, vehicles, storage containers and stockpiled rubble. It slopes down towards the south and south-west, with a steeper vegetated bank at the south western boundary.

- 3 DESCRIPTION OF PROPOSED DEVELOPMENT Proposal Overview

- 3.1.1 The Dandara Group proposes to construct a Civil Amenity Site with the following objectives:

- • To provide a public facility for the disposal of domestic waste;
- • To provide a facility for residents to dispose of waste materials for recycling;
- • To promote recycling and reuse of waste materials; and
- • To reduce the amount of waste passing directly to the Energy from Waste Plant.

- 3.1.2 It is intended that this development at Middle Park Industrial Estate will replace a similar facility at Middle River and replicate the operation and procedures carried out. These are detailed below within this report.
- 3.1.3 The layout of the proposed development is shown at Appendix B, Site Plan. Site Access and Infrastructure

- 3.2.1 The Civic Amenity Site will be accessed from the existing access road to the north east of the site, which joins the A6 to the north.
- 3.2.2 Within the site, a one-way traffic flow system will be implemented, which will be clearly signposted. A separate pedestrian access will be provided.
- 3.2.3 The development will comprise:

- • Perimeter fencing and gates;
- • Internal and external signage, a surface slab, ramps, gantries and railings;
- • Weighbridge;
- • Site office and Re-use shed;
- • Skips and waste receptacles.

## Office and Welfare Facilities

- 3.3.1 A Site Office and welfare facilities (including washing and toilet facilities), will be provided for employees and visitors. Adequate parking space will be provided.

- Hours of Operation
- 3.4.1 The proposed hours of operation of the facility are as follows:

Summer Hours (commencing the first Saturday in April until the last Sunday of September)

- • Monday to Saturday 08:00 – 19:00
- • Sundays and Bank Holidays 08:00 – 16:00

Winter Hours

• Daily 08:00 – 16:00

- 3.4.2 The site will be closed on Christmas Day, Boxing Day, New Year’s Day and Tynwald Day. The Development Household Waste Recycling Facility

- 3.5.1 The split-level site will provide designated areas for household waste recycling. Skips and receptacles will be dedicated for the collection of recyclable materials (e.g. green waste, cardboard, glass, wood, metals, clothing etc) with clear signage to avoid contamination of the individual waste streams. Separately collected metal, hardcore, WEEE goods, glass, paper, green waste etc., will be sent onwards for further processing or sale to third party markets. Residual wastes will be transferred to the adjacent Energy from Waste facility. Re-use Facility

- 3.5.2 A re-use facility will be housed within a single storey 11.1m x 47.6m x 4.6m high unit located near the entrance to the site. The Contractor will permit the public to deposit goods in, and remove items from, the reuse building. The facility will be monitored and regularly checked; any damaged, unsafe or chargeable items will be removed, in addition to any items left for longer than seven days. These items will be disposed of through the appropriate waste stream. Construction Phase

- 3.5.3 It is anticipated the construction phase of the development will take approximately 36 weeks.

- 3.5.4 Construction activities will take place between 07:00-18:00 Monday-Friday, and 07:30-13:00 Saturdays. Employment

- 3.6.1 Once operational, the facility will provide up to 4 full-time employment positions. Consideration of Alternatives

- 3.7.1 As set out in Schedule 4 of the EIA Regulations, the Environmental Statement will provide an outline of the reasonable alternatives studied by the Applicant and an indication of the main reasons why this choice has been made, including consideration of the environmental effects.

- 4 APPROACH AND SCOPE OF THE ENVIRONMENTAL STATEMENT Introduction

- 4.1.1 The EIA will be undertaken in accordance with regard to Schedule 4 of the EIA Regulations which sets out the information for inclusion within an ES.
- 4.1.2 As a registrant of the Institute of Environmental Management and Assessment’s (IEMA) EIA Quality Mark scheme, Wardell Armstrong LLP is committed to the delivery of effective practice in EIA.
- 4.1.3 Information relating to the proposed scope of each of the technical chapters of the ES is provided in Section 5 of this report. Details relating to the non-technical chapters, and the technical aspects to be ‘scoped out’ of the ES are provided below.
- 4.1.4 The ES will be prepared by competent experts and will be accompanied by a statement outlining the relevant expertise and/or qualification of these experts.
- 4.1.5 A Non-Technical Summary will be produced as a separate standalone document. Non-Technical Chapters

- 4.2.1 The following non-technical chapters will be included within the ES:

- • Introduction: This chapter will outline the background to the application and provide a brief overview of the proposals.
- • Legislative Context: This chapter will detail the requirement for EIA, the scope of the ES and how it was determined, any consultation undertaken, and the schemes to be considered within the cumulative assessment.
- • Site Description: This chapter will describe the location of the proposed development and provide a broad overview of the current condition of the site and surrounding area. Detailed baseline information will be provided within the relevant technical chapter.
- • Development Description: This chapter will describe the proposed development, including a description of the site infrastructure and the planned operation of the facility.
- • Consideration of Alternatives: This chapter will describe any reasonable alternatives studied by the Applicant, and an indication of the main reasons for

- selecting the chosen option, including a comparison of the environmental effects.
- • Summary of Residual and Cumulative Effects: This will form the final chapter of the ES and will summarise the residual significant effects and the cumulative effects identified within the technical chapters of the ES.

## Consultation

- 4.3.1 Effective consultation with relevant statutory and non-statutory bodies is an acknowledged and important aspect of the EIA process. Scoping is critical to enable an informed perspective to be reached.

- 4.3.2 It is anticipated that the following authorities will be consulted during the EIA process:

- • Isle of Man Government Planning Department
- • Manx National Heritage
- • Department of Environment, Food and Agriculture
- • Manx Wildlife Trust

Scope

- 4.4.1 It is anticipated that the following issues will need to be considered in the EIA:

• Transport

- 4.4.2 Section 5 of this Scoping Report sets out the elements that are considered necessary components within the ES. Determining Significance

- 4.5.1 The significance of environmental effects will be determined within the ES to assist the Isle of Man Government in identifying the potential significant environmental effects of the proposed development, if any.

- 4.5.2 Significance is a function of impact magnitude and the sensitivity of receptors. Whilst the methods for determining the significance of an effect will vary according to the environmental discipline, this underlying principle remains the same. The assessment of ‘significance’ makes a judgement of the severity of the effect on a particular environmental receptor, and will take into consideration all or a combination of the following factors:

- • Geographical extent
- • Rate of change
- • Reversibility of the effect
- • Probability of the effect
- • Duration of the effect
- • Size and magnitude of the effect
- • Sensitivity/importance/substitutability of the receptor

- 4.5.3 The specific criteria for the assessment of significance will be in accordance with current published guidance specific to the discipline to which it relates. The published guidance documentation used will be referenced within each technical chapter of the ES.
- 4.5.4 Where potential significant adverse effects are identified, mitigation measures will be proposed in order to avoid, reduce or remove such effects. The mitigation measures will include refinements to the scheme design and/or the introduction of best practice methodology and specific safeguards.
- 4.5.5 Through the incorporation of appropriate mitigation measures, the effects will be reduced to the lowest practicable level, consistent with the overall objectives of the proposed development. Any residual effects will be identified, and the significance of these residual effects assessed. Cumulative Effects

- 4.6.1 In accordance with Schedule 4 of the EIA Regulations, an assessment of potential cumulative effects will be undertaken.

- 4.6.2 Cumulative effects can take two forms: intra-cumulative and inter-cumulative. The consideration of both will be incorporated into the ES. Intra-cumulative being those impacts that occur as a result of the combination of multiple environmental impacts (from the proposed development in isolation) on a single receptor, and intercumulative being those impacts that occur as a result of the proposed development in combination with other development(s).

- 4.6.3 The assessment of intra-cumulative effects will consider the residual impact likely to be experienced for each type of receptor and assess the significance of these cumulative effects.
- 4.6.4 The assessment of inter-cumulative effects will consider potential significant effects arising from the combination of effects with other existing and/or approved projects. We are not aware of any committed developments in proximity to the development site that should necessarily be considered, and request that as part of the Scoping Opinion, the planning department identify any projects that should be considered in combination with the Site. Aspects to be ‘Scoped Out’

- 4.7.1 The following topics are proposed to be ‘scoped out’ of the EIA as the proposed development is not expected to have significant environmental effects in respect of these aspects. Landscape and Visual Impact Baseline information

- 4.7.2 As stated in Chapter 2 above, the Site is located within a collection of waste management facilities and the Site itself is currently utilised as a storage yard for recycling and storage of construction waste materials.

- 4.7.3 The Isle of Man Strategic Plan 2016 shows the site and adjacent waste management facilities are within an ‘Area of High Landscape Value or Coastal and Scenic Significance’, which was first designated in the Island wide 1982 Development Plan. The Strategic Plan also states that further assessment is being carried out. Environment Policy 2 is as follows:

“The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV’s) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

- (a) the development would not harm the character and quality of the landscape; or

- (b) the location for the development is essential.”

- 4.7.4 The Landscape Character Assessment for the Isle of Man was published in July 2008 (Chris Blandford Associates), which defines the area that the site is within as the Incised Slopes Character type and the Santon Character Area, the key characteristics of which are listed as:

- • “A predominantly rural landscape, dissected by A5 and A25 roads.
- • Densely wooded valley bottoms amongst undulating rolling land with large rectilinear arable and pastoral fields on the gently sloping hill sides and rounded tops.
- • Steep sided densely wooded Victorian pleasure Glens of Glen Grenaugh and Port Soderick Glen lead down to the coast.
- • Victorian electric railway line and stations runs through the area at the bottom of Crogga Glen.
- • Fragmented woodland along field boundaries and along tracks that access the scattered farm houses centred around Quine’s Hill (along the A25) and small settlements of Santon and Ballaveare.
- • Sea-facing hill slopes with large open fields running along the cliff tops with gorse, heather and bracken along the cliff top periphery.
- • Incinerator chimney forms notable landmark in the immediate area.
- • Presence of Manx Milestones.
- • Abrupt linear southern built edge to Douglas, comprising residential and industrial development with minor localised extension of industrial character into character area south of Cooil Road.
- • Pulrose Golf Course on edge of Douglas.”

- 4.7.5 The Area Plan for the East came into force on 1 December 2020, this Plan replaces the ‘Area of High Landscape Value or Coastal and Scenic Significance’ designation taking account of the 2008 Landscape Character Assessment. It provides a landscape strategy for each character area and identifies key views as follows:

### 4.7.6 The nearest visual receptors include:

[Table omitted in markdown export]

- • A small number of residential properties approximately 300m north west (a collection of industrial units is also located here) and 600m south of the Site.
- • Users of the A5 and the road to the north of the site.
- • A track approximately 450m to the south-east.
- • A public footpath approximately 550m to the south.

### 4.7.7 A Landscape and Visual Impact Assessment was carried out in July 2013 by theAppleton Group for the initial planning application for the waste compound to thesouth-east of the Site which concluded that the landscape and visual effects of thatdevelopment would not be significant and with mitigation effects would not exceedminor adverse.

## Justification for Scoping Out

- 4.7.8 Given this baseline information it is considered that the proposed development would not result in significant landscape and visual effects, therefore a Landscape and Visual Impact Assessment is not required for the following reasons:

- • The Site itself is currently utilised as a storage yard for recycling and building materials and is located within a collection of waste management facilities, including the large and prominent Energy from Waste Facility, meaning the development would not be out of character with the existing landscape baseline and it would not result in significant effects on landscape character.
- • The proposed building would have a maximum height of 4.59m and a smaller footprint to the adjacent buildings, meaning it would not be prominent in this setting.
- • The proposals include native tree and shrub planting and meadow creation to the site boundaries which would integrate it into the surrounding landscape.
- • Views of the development likely to be experienced by nearby visual receptors would be limited by intervening built development, vegetation and landform. Where visible, the development would be seen in the context of the adjacent existing waste management facilities, and planting to the site boundaries would reduce views as it establishes, meaning visual impacts would not be significant.
- • The development would not affect the key views identified in the Area Plan for the East.

- 4.7.9 For these reasons it is proposed to scope out Landscape and Visual Impact from the ES. Ecology

- 4.8.1 A Preliminary Ecological Appraisal of the proposed development site has been undertaken by Manx Wildlife Trust Consultancy, and the findings are presented in the Preliminary Ecological Appraisal Report (PEAR), February 2021, attached as Appendix C.

### 4.8.2 A desk study was used to identify ecological features within an appropriate radius ofthe site, and an extended Phase 1 habitat walkover survey was undertaken tocategorise habitat features and assess habitat suitability for protected species.

- 4.8.3 The present use of the site as a storage yard for recycling and building materials offers little suitable habitat for wildlife. The site is of low ecological value with extensive areas regularly devoid of vegetation leading to limited opportunities for the fauna that this can support. The site is set within the context of a heavily built up and fragmented environment where connectivity to other habitats of ecological value are heavily restricted.

The development proposals will seek to retain the existing vegetated embankment in the south-west of the site and will incorporate new native shrub planting and wildflower meadow, offering greater opportunity for biodiversity.

The proposed lighting of the site will be designed utilising inward directed led lighting columns to provide required site illumination without creating undue light pollution.

- 4.8.4 In addition, the PEAR recommends appropriate mitigation measures to avoid potential adverse impacts on ecology. These include adopting a proportionate cautionary approach during development and implementing measures to avoid the potential for pollutants (e.g. fuels and lubricants) to enter the watercourse at the base of the western embankment.
- 4.8.5 The proposed soft landscaping of grassland and native shrubs present an important opportunity to enhance the site for ecological benefit, whilst the built structures can provide artificial bat roost niches and nesting opportunities for birds.
- 4.8.6 Based on the above, it is considered that no significant ecological impacts will result as a consequence of the proposed development and that Ecology can be scoped out of the ES.
- 4.8.7 The Preliminary Ecological Appraisal will be submitted as a standalone report together with the Planning Application. Ground Conditions

### 4.9.1 A desk study and preliminary ground investigation comprising trial hole excavation,soil sampling and laboratory analysis of the proposed development area has beenundertaken by the Applicant.

- 4.9.2 Prior to 2005, when the Middle Park Industrial Estate development commenced, the site was in agricultural use. As part of the development infrastructure works, the site levels were uplifted by imported boulder drift from a number of housing developments across the Isle of Man.

- 4.9.3 The trial holes revealed a depth of up to 2.5m of fill comprising light greyish brown, clayey sandy gravel underlain by natural reddish brown, very clayey, very sandy gravel. The trial holes, which were excavated up to a depth of 3.7m, were all dry.
- 4.9.4 The report identified that the results of the laboratory analysis showed no significant risk to construction workers or future end users of the site from ground contamination.
- 4.9.5 Based on the above, it is proposed to scope out Ground Conditions from the ES, and the ground conditions investigation report will be submitted as a standalone report together with the Planning Application.
- 4.9.6 Air Quality
- 4.9.7 The proposed development site does not fall within an Air Quality Management Area (AQMA) as air quality in the region currently satisfies defined air quality standards.
- 4.9.8 During the proposed enabling and construction works there is potential for dust generation and emissions from plant and vehicle movements.
- 4.9.9 Appropriate mitigation measures will be implemented during the construction works to limit potential impacts in respect of dust and air quality and the site will be managed to ensure good working practices are maintained.
- 4.9.10 Such measures may include the use of a wheel wash and road sweeper to minimise the potential for mud from the site to be tracked onto the highway by construction vehicles. Loose materials will be secured to prevent windblown materials from the development site.
- 4.9.11 It is anticipated that a Construction Environmental Management Plan (CEMP) will be required prior to construction works commencing on site, providing details of any necessary mitigation measures.
- 4.9.12 Once the site is operational, potential odours from the site will be minimised by the regular emptying of skips and by good hygiene and cleaning controls.

- 4.9.13 During dry weather, dust could become a problem on site during the operational phase, however all steps practicable will be taken to reduce the effect of dust. These measures may include:

- • Regular sweeping of the roads and gantry areas.
- • Wetting down of the roads
- • Wetting down of the skips
- • Reduced compaction of the skipped material
- • Covering skips where possible to prevent wind borne dust
- • Excluding the public from downwind areas when moving or compacting skips.

- 4.9.14 Given the location of the proposed development, its distance from sensitive receptors and the mitigation measures that will be implemented above, it is considered that there will be no significant effects on Air Quality as a result of the development proposals, and this topic will be scoped out of the ES. Noise and Vibration

- 4.10.1 During the proposed enabling and construction works there is potential for noise and vibration to arise from plant operations and vehicle movements.

- 4.10.2 Mitigation measures will be implemented during the construction works to minimise potential impacts in terms of noise and vibration, and the site will be managed to ensure good working practices are maintained.
- 4.10.3 It is anticipated that a Construction Environmental Management Plan (CEMP) will be required prior to construction works commencing on site, providing details of any necessary mitigation measures.
- 4.10.4 During the operational phase, activities on site will be managed in such a way as to minimise the potential impact of noise and vibration from the site. Such measures may include the careful handling of skips to minimise impact noise, the considered use of the waste compactor, and the avoidance of shouting by site operatives etc.
- 4.10.5 Given the location of the proposed development within an area already operating waste management facilities, the distance from sensitive receptors and the mitigation measures outlined above, it is considered that there will be no significant noise and

vibration impacts as a result of the development proposals, and this topic will be scoped out of the ES.

## Water Environment

Foul water arising from the proposed site welfare facilities will be discharged to the existing wastewater treatment plant installed to serve the wider development and will present no significant risk to the water environment.

Surface water flows may be generated by rainfall runoff from the roof area of the Reuse Facility and by runoff from trafficked areas and hardstanding. Runoff from hardstanding and trafficked areas will be managed by using trapped road gullies incorporating oil interceptors as appropriate. Once this flow has passed through the interceptor it will be joined with the runoff from the roof area and discharged via a new connection to the adjacent sewer which has adequate capacity to accommodate this flow.

No significant effect on the water environment is anticipated as a result of the proposed development and this topic will be scoped out of the ES. A drainage report, including a drainage strategy drawing, will be submitted as part of the planning application.

## Archaeology and Cultural Heritage

- 4.15.1 There are no Listed Buildings or Scheduled Ancient Monuments within the site boundary or within influencing distance of the proposed development. Early consultation with Andrew Johnson, Curator for Manx National Heritage, has raised no archaeological concerns in relation to the development proposals.
- 4.15.2 It is considered that there will be no significant effects on archaeology and cultural heritage as result of the development proposals and this topic will be scoped out of the ES.

- 5 TECHNICAL ASPECTS SCOPED INTO THE ENVIRONMENTAL STATEMENT TRANSPORT Introduction

- 5.1.1 This chapter sets out to describe (and, where possible, quantify) the likely environmental impact that the proposed development will have on the highway network surrounding the development. Description of the Highway Network Serving the Site

- 5.2.1 The site is situated at Middle Park Industrial Estate to the south of existing industrial units. Middle Park is a 180m long industrial access road cul-de-sac which presently provides access to Dandara/Heritage Homes Limited stone recycling and storage compounds, small industrial units and the Island Drainage and Groundworks business at its southern end.

- 5.2.2 Middle Park meets the former A6 at a simple priority-controlled junction arrangement. The Department of Infrastructure Road Hierarchy Plan of the Island’s Road Network identifies the former A6 as having an Access Link status. The former A6 also provides access to The Energy from Waste and Animal Waste Processing Plants. It meets New Castletown Road, A5, some 300m to the west of Middle Park and it meets Kewaigue Hill, A6, some 600m to the east of Middle Park. Its junction with New Castletown Road is available for use by pedestrians but is closed to vehicular traffic by removable bollards so that it is available for use in emergencies.
- 5.2.3 Former A6 meets Kewaigue Hill at a ghost island right turn lane give-way priority junction where traffic on Kewaigue Hill has priority. Kewaigue Hill is identified as a Primary Link status on the Department of Infrastructure Road Hierarchy Plan of the Island’s Road Network. New Castletown Road, to the north-east of the 4-arm roundabout junction with Kewaigue Hill, is also defined as a Primary link status.
- 5.2.4 For the purpose of this initial scoping exercise available historical count data at the Former A6/Kewaigue Hill collected in 2010 has been used to estimate the likely existing traffic levels on the network by applying appropriate growth factors. The results of this exercise estimate that the Former A6 typically carries some 40 vehicle movements of which some 20 are heavy goods vehicles (hgvs) during the morning peak hour and typically 400 vehicle movements per day including 200 hgvs. Kewaigue Hill is estimated to carry some 1,050 vehicle movements including 68 during the

morning peak hour and an estimated 10,500 vehicle movements per day of which an estimated 680 are hgvs.

## Proposed Methodology and Likely Scope of Assessment

- 5.3.1 The methodology will follow current best practice by assessing the impacts on the hierarchy of transport modes: pedestrians; cyclists; public transport users; and vehicle drivers and passengers. The approach adopted for the traffic and transport assessment will be based on the Institute of Environmental Assessment (now IEMA) Environmental Assessment of Road Traffic (1993) (IEMA Guidance), which recommends screening criteria of:

- • Roads where traffic flow would increase by more than 30% as a consequence of a proposed development; or
- • Roads where traffic flow would increase by 10% and pass close to or through sensitive areas.

- 5.3.2 The significance of each effect will be considered against the criteria within the IEMA Guidance, where possible. However, this states that:

“…for many effects there are no simple rules or formulae which define the thresholds of significance and there is, therefore, a need for interpretation and judgement on the part of the assessor, backed-up by data or quantified information wherever possible. Such judgements will include the assessment of the numbers of people experiencing a change in environmental impact as well as the assessment of the damage to various natural resources.”

- 5.3.3 Using data collected and provided by Douglas Borough Council on vehicle movements and waste tonnages at the existing Eastern Civic Amenity Site in Douglas, initial forecast vehicle movements likely to travel to/from the relocated facility have been calculated to establish the proposed scope of the environmental assessment of traffic movements. During the busiest summer months period, initial forecasts that account for cumulative development in the area estimate that some 570 cars a day (i.e. 1,140 daily car movements) and 6 heavy goods vehicles (hgvs) (i.e. 12 daily hgv movements) are likely to visit the facility. This equates on average to some 62 cars (124 car movements) and 2 hgvs (4 hgv movements) per hour across the day. A full development trip distribution/assignment exercise will be carried out and presented in the Transport Assessment. For the purpose of this initial scoping exercise and taking

account of the catchment areas served it has been assumed that all movements will be new to the former A6 and of these some 75% will use Kewaigue Hill to the north and 25% to the south. The Table below summarises the initial estimates of the percentage increase in traffic during the morning peak hour on this basis.

## Summary of initial estimates of the percentage increase in traffic during the morning peak hour

Initial Forecast Development Generated Movements – Total Vehs (hgv’s) Existing peak hour flows – Vehs (hgvs) Change (%)Total Vehs (hgvs)

Link

Former A6 40 (20) 128 (4) +220% (+20%) Kewaigue Hill (North of junction with A6 1,050 (680) 96 (3) +9.1% (+0.4%) Kewaigue Hill (South of junction with former A6 1,050 (680) 31 (1) +2.9 (+0.1%

- 5.3.4 Having regard to the screening criteria set out at paragraph 5.3.1 it can be seen that only the former A6 would have traffic flow increases of more than 30%. The initial percentage forecast traffic changes are below both the 30% and 10% thresholds on Kewaigue Hill and therefore it is concluded that the Environmental Assessment of traffic should only include the following links/junctions:

- • Middle Park
- • Middle Park/former A6 junction
- • Former A6 between Middle Park and Kewaigue Hill
- • Former A6/Kewaigue Hill junction

- 5.3.5 Middle Park and former A6 are currently operating well within their environmental and traffic carrying capacity, and although the trips likely to be generated by the proposed development will significantly increase traffic levels of these links they are unlikely to have a significant environmental impact on Middle Park and the former A6 and the wider highway network.

[Table omitted in markdown export]

## 6 Summary

- 6.1.1 This report identifies the proposed scope of the Environmental Statement, which is proposed to be structured as follows:

- 1. Introduction
- 2. Legislative Context
- 3. Site Description
- 4. Description of Development
- 5. Consideration of Alternatives
- 6. Transport
- 7. Summary of Residual and Cumulative Effects

- 6.1.2 The Environmental Statement will be accompanied by relevant technical appendices and a Non-Technical Summary (NTS).
- 6.1.3 The ES will form part of the planning submission, together with a Planning Supporting Statement, Preliminary Ecological Appraisal, Ground Investigation and Drainage reports.

DANDARA GROUP CIVIC AMENITY SITE, MIDDLE PARK INDUSTRIAL ESTATE, MIDDLE FARM, ISLE OF MAN REQUEST FOR SCOPING OPINION

## Appendices

GM11371/Final

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*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/9788-braddan-recycling-and-storage/documents/1559361*