1 January 1994 · Planning Committee of the Department of Local Government and the Environment
Pulverisation Plant, Richmond Hill, Douglas, Isle Of Man, IM4 1jh
The application sought approval in principle for a refuse incineration plant and ancillary waste treatment facilities on the Middle Farm Landfill Site off Castletown Road in Braddan, an area of high landscape value.
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The Planning Committee determined that the development would constitute a gross and unwarranted departure from the Isle of Man Development Plan and an undesirable visual impact within an area of high …
APPROVED
do not consider that the increase in traffic, particularly the number of lorries, going to and from the site, will cause any additional problems on the roads and junctions
observation relates to overhead clearance for fire service appliances and turning circles
proposals in respect of water for fire fighting will be adequate
will provide all necessary duct and cables free of charge
Multiple consultees responded to the planning application for a refuse incinerator at Middle Farm Landfill Site, with objections from Braddan Parish Commissioners and Manxflora, support or no objection from highways, fire, utilities, and heritage bodies, and requests for fire access compliance.
Key concern: valley site unsuitable for incinerator with pollution and visual impact risks
Fire Service
Conditional No ObjectionThe only observation at this point relates to overhead clearance for fire service appliances and turning circles.; I would appreciate early consultation relating to other aspects of fire precautions.
Conditions requested: early consultation relating to other aspects of fire precautions
Manxflora
ObjectionWe wish to record our objection to the proposed site for the incinerator as owners of the adjoining land; Two miles south-west of the centre of Douglas could hardly be a worse location for an incinerator
Braddan Parish Commissioners
ObjectionObjection to the application for planning approval; A valley site such as this is the most undesirable site for an incinerator
Manx Electricity Authority
No ObjectionProvisional cost £40,000; Provisional cost £200,000
Conditions requested: space for an Authority owned Substation
Department of Highways, Ports and Properties Highways and Drainage Division
No Objectionthe Department do not consider that the increase in traffic...will cause any additional problems
Department of Highways, Ports and Properties Highways and Drainage Division
SupportAPPROVED
The Manx Museum and National Trust
No Objectionwhile in no way opposing the application, seeks assurance that the highest standards of environmental protection will be incorporated
Conditions requested: assurance that the highest standards of environmental protection will be incorporated into this scheme and maintained henceforth
Manx Telecom
No ObjectionManx Telecom will provide all necessary duct and cables free of charge
Conditions requested: Providing a trench is made available from the Main Road to the site
The Department of Local Government and the Environment applied for approval in principle to construct a refuse incinerator plant and other waste treatment facilities on the derelict Middle Farm Landfill Site, previously used for waste disposal, to implement Tynwald's policy on incineration. The application was refused, leading to a special inquiry. The appellant argued the site suited the established waste use, offered minimal environmental risks with state-of-the-art technology, EC standards, monitoring, and landscaping to mitigate visual impacts. Braddan Parish Commissioners and third parties objected on risks to the Middle River, methane gas, emissions fallout on Douglas, visual impact of the 95m chimney, noise, nuisances during construction, and conflict with surrounding high landscape value land. The inspector found the proposal conflicted with the Development Plan's waste disposal designation and surrounding high landscape area, distinguished permanent industrial facilities from prior temporary tipping, accepted low environmental risks with conditions but noted no claim of overriding national importance to justify overriding the Plan, and recommended refusal.
Precedent Value
Demonstrates Development Plan provisions upheld unless exceptional national importance explicitly claimed; even strong environmental evidence insufficient without policy override justification. Future applicants must address land use compatibility head-on and claim/evidence strategic necessity.
Inspector: S.G. Walters
