**Document:** Conditions Satisfaction Memorandum **Application:** 21/00731/B — Creation of Civic Amenity Site **Decision:** Permitted **Decision Date:** 2022-02-25 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/8082-braddan-recycling-and-storage/documents/1579691 --- # Conditions Satisfaction Memorandum Department of Environment, Food and Agriculture Planning and Building Control Division MEMORANDUM To: Director of Planning/Principal Planner/Head of Development Management From: Mr Paul Visigah, Senior Planning Officer Date: 30th November 2022 Re: PA 21/00731/B - Creation of Civic Amenity Site, Recycling and Storage Compound, Richmond Hill, Douglas, Isle Of Man, IM4 1JH SATISFACTION OF CONDITIONS 4, 5, 6, 8, 10, 12, 15, 20, 23 & 24 Description 1.1 This approval was granted on the condition, inter alia, that: - C 4. 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 on the environment and surrounding area, during the construction and operational phases of the development, particularly from direct and indirect pollutants. Reason: To avoid, minimise or mitigate effects on the environment and surrounding area during the construction project and once the amenity site is operational. - C 5. The development hereby approved shall not be commenced until details of a 'Construction Management Plan', which details the necessary mitigation measures to be taken during construction, have been submitted to and approved in writing by the Department. The CMP shall include, but not necessarily be limited to, the following. - o Risk assessment of potentially damaging construction activities. - o Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements). - o The location and timing of sensitive works on site. - o Responsible persons and lines of communication. - o Use of protective fences, exclusion barriers and warning signs. - o Any necessary mitigation measures other than those listed above to be carried out during the construction. All works carried out during the construction period shall be undertaken strictly in accordance with the approved CMP. Reason: To ensure that there are no adverse impacts resulting from the construction works and to ensure the development accords with the provisions set out at 2.5.12 of the Environmental Impact Assessment. - C 6. Prior to the commencement of the development hereby approved, a Lighting Plan shall be submitted to and approved in writing by the Department. The lighting of the site will be designed utilising inward directed led lighting columns to provide required site illumination without creating undue light pollution. The development shall not be carried out other than in accordance with the approved plan. Reason: To provide adequate safeguards for the ecological species existing on the site and ensure that the mitigation set out at 5.1 of the PEAR which accompanied the Environmental Impact Assessment is implemented. C 8. Prior to the commencement of the development hereby permitted, details of the proposed planting and landscaping shown on Drawing No. A_PL_001 Rev H dated stamped received 18 August - 2021 shall be submitted to and approved in writing by the Department. Details of the scheme shall include: - a) Existing landscape features and vegetation to be retained. - b) Protection measures for any landscape features to be retained, if required. - c) The location of new trees, shrubs, hedges, lawned areas and wildflower areas. - d) A schedule of planting to comprise species, plant sizes and proposed numbers and density, where appropriate. - e) A programme for the implementation, completion and subsequent management of the proposed landscaping, not including the wildflower planting which is covered by condition 7 in relation to (e). All proposals shall be carried out in accordance with the approved planting scheme and any management programme. Any planting which, within a period of 5 years from the completion of the development, in the opinion of the Department is dying, being severely damaged or becoming seriously diseased, shall be replaced by plants of similar size and species to those originally required to be planted. Reason: To ensure the implementation and management of a satisfactory scheme of landscaping which will help to integrate the proposed development into the local landscape in the interests of the visual amenity of the area. C 10. Prior to the commencement of the works hereby approved, details for the designated quarantine area for non-conforming waste on the site shall be submitted to and approved in writing by the department. The quarantine area shall be provided in accordance with the approved details, and shall thereafter be retained as such. Reason: To ensure that provision is made for the separation and removal of non-conforming wastes from the site. C 12. Prior to the commencement of the development hereby permitted, a queue management strategy shall be submitted to and approved in writing by the Department. The strategy shall include details of both staff parking and any work vehicles. The strategy shall be implemented and thereafter retained. Reason: To ensure that the development will not compromise the free flow of traffic or highway safety during the operational phase of the development. C 15. No development shall commence until a scheme for the provision of the bird and bat boxes shown in Appendix 4 of the Request for a Scoping Opinion received 24 June 2021, has been submitted to the Department for approval. The details shall include a plan showing their location on site, and the buildings, structures or features they are to be attached to. The works to install the bird/bat boxes shall take place strictly in accordance with the approved details and shall be completed before the first occupation of the development. The bird/bat boxes shall be permanently retained in accordance with the approved details. Reason: To safeguard a statutorily protected species. C 20. No works in connection with the development hereby approved shall commence until details of the proposed retaining walls, including as a minimum height and materials as shown on Drawing No. A_PL_001 Rev J have been submitted to and approved in writing by the Department. The retaining walls shall be carried out in accordance with the approved scheme and thereafter retained. Reason: To ensure the implementation and management of a satisfactory scheme and in the interests of the visual amenity of the area. - C 23. Prior to the commencement of the development details of the final colour of the proposed building and skips to be agreed in writing by the Department. Once erected and/or installed the building and skips shall thereafter be permanently retained in accordance with the approved details. To ensure the implementation and management of a satisfactory scheme of landscaping which will help to integrate the proposed development into the local landscape in the interests of the visual amenity of the area. - C 24. Prior to the commencement of the development hereby approved, details of Staff Cycle storage and changing facilities, and staff EV Charging points shall be submitted to and approved in writing by the Department. The Staff Cycle storage and changing facilities, and EV Charging points shall be provided strictly in accordance with the details, and thereafter retained as such. Reason: to ensure this development complies with the energy efficiency requirements of the Strategic Plan and to future proof the development. Proposal 2.1 The applicant has provided information to satisfy these conditions: notably, an email detailing the conditions the applicants seek to satisfy, a Cover Letter which explain the matters to be addressed by the satisfaction of Conditions in detail, a Site Plan (Drw. A_PL_001 Rev J), Elevation drawings (Drw. A_PL_003 Rev C), Gantry details (Drw. A_PL_004 Rev E), Site Drainage and Traffic Plan (Drw. A_PL_005 Rev E), Site Plan with Landscape (Drw. A_PL_007 Rev A), Bat Box Details (Drw. A_PL_008 Rev A), Proposed Lighting Design (Drw. E&R.18.008.1008 Rev B), Data Combi Sheet (Lighting), Site Environmental Management Plan, and Construction Environmental Management Plan, and Revised CEMP-SEMP, which shows details of: - i. How construction considerations for the development of the Civic Amenity Site would be managed to minimise environmental risks and pollution; - ii. Approaches to managing construction activities to minimise hazards to human health, and the environment; - iii. Confirmation that the led lighting will be directed so as to minimise the risk of undue light pollution; - iv. Landscaping details identified in condition 8; - v. The location of nonconforming waste storage, which is within an area which is restricted to the public and is the furthest distance away from operational staff in the vicinity. The designated quarantine area is to be approximately the size of a 6 yard skip and will be enclosed in Heras fencing in the event of non-conforming material being deposited on site. - vi. How the site is capable of accommodating up to 12 queueing vehicles within the fenced boundary, with a further 2 able to queue at the site entrance. This is deemed satisfactory for normal operational situations and is based upon the queue management strategy for the current Eastern Civic Amenity Site (the maximum recorded number of vehicles entering the - existing Eastern Civic Amenity Site (ECAS) on a single day is 806, the yearly recorded average is 432 vehicles per day); - vii. The number of parking spaces provided with EV charging points and their location on site, The drawing also confirms the location of staff cycle storage and changing facilities; - viii. Provisions for bird and bat boxes within the scheme, including their design and location; - ix. Confirmation of the external colour of the building and skips which would be olive green; - x. Proposed retaining walls, including minimum height and materials; 2.2 DOI Highway Services have confirmed in an email dated 17 August 2022 that Conditions 12 queue management and 24 staff cycle storage and EV charging points are satisfied as depicted on Drawings no: A_PL_001 Rev J; Site Plan and A_PL_005 rev E; Site Drainage & Traffic Plan, and are acceptable to Highways Development Control for Planning to consider discharging. - 2.3 The Ecosystem Policy Officer has provided a written statement via an email dated 30 September 2022 which confirms that they are content with the updated CEMP-SEMP contents which relate to the protection of on-site wildlife and vegetation. DEFA EPU has also confirmed via an email dated 5 October 2022 that they are satisfied with the changes to the updated CEPMP-SEMP. - 2.4 The Ecosystem Policy Team also confirmed in their email on 30 September 2022 that they are content with updated proposed lighting plan, and bat and bird box details. - 2.5 The Ecosystem Policy Team have also provided further correspondence dated 30 November - 2022 that they are satisfied with the Planting and Landscape plan submitted to satisfy Conditions 8 of the approval. Recommendation 3.1 The Updated CEMP-SEMP satisfies conditions 4 and 5 of the approval. 3.3 The lighting plan (drawing E&R.18.008.1008 B) and product datasheet satisfies condition 6 of the approval. 3.3 The planting/landscaping plan (drawing A_PL_007 A) satisfies condition 8 of the approval. - 3.4 The Amended Site plan (drawing A_PL_001 J) which indicates the location of non-conforming waste storage, and Cover Letter dated 27 June 2022) which provides details of the material for enclosing the quarantine area satisfies condition 10 of the approval. - 3.5 The Site Drainage & Traffic Plan (drawing A_PL_005 E) which indicates that the site is capable of accommodating up to 12 queueing vehicles within the fenced boundary, with a further 2 able to queue at the site entrance satisfies condition 12 of the approval. - 3.6 The scheme for the provision of bird and bat boxes shown on (drawing A_PL_008 A) satisfies condition 15 of the approval. - 3.7 The retaining wall details shown on Drw. A_PL_001 Rev J, which confirms the minimum height of the retaining wall at 2.5m, its construction method, material (concrete), width, and earth refill layers, satisfies condition 20 of this approval. 3.8 The plans and elevations (Drw. A_PL_003 Rev C), as well as Gantry Details (Drw. A_PL_004 Rev E), satisfies condition 23 and confirms that the colour of the building, gantry and skips would be olive green (RAL 100 30 2 or 12-B-27). - 3.9 The site plan (drawing A_PL_001 J) which indicates the location of staff cycle storage, changing facilities and EV charging points satisfies condition 24 of the approval. - 3.10 None of the above conditions will not be fully satisfied until such times as the works indicated within the schemes, plans, and programmes have been carried out in full and retained as such. Date: 30/11/2022 Reporting officer Director of Planning PAUL VISIGAH ………………………………………………………….. …………………………………………………………………….. Principal Planner Head of Development Management ABIGAIL MORGAN 27/1/23 ………………………………………………………….. ……………………………………………………………………. --- *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/8082-braddan-recycling-and-storage/documents/1579691*