19 September 2017 · Planning Committee
Site At, Oatlands Quarry, Oatlands Road, Santon, Isle Of Man, IM4 1ef
The proposal involves extending the hard-surfaced yard of an existing concrete plant within Oatlands Quarry by an area measuring 52m in length and 34m in width, to allow on-island production of concrete blocks using mobile plant up to 4m high, reducing imports from the UK and Ireland.
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The officer assessed whether the yard extension would cause adverse visual or environmental impact in an undesignated countryside area with High Landscape Value, where there is a presumption against d…
Environment Policy 1
Protects landscapes for their own sake with impact on landscape as key factor. Officer found proposed works have low visual impact due to site elevation, bunding, and screening, unlikely to be seen beyond site, overcoming presumption against development in undesignated area.
Environment Policy 2
Protects landscapes of High Landscape Value and Scenic Significance. Site within such area and Incised Slopes - Santon character type; proposal avoids intruding on tranquillity or field pattern as horizontal yard extension screened by bund and topography.
General Policy 3
Sets exceptions to development restraint in countryside. Proposed activity does not fit listed categories but approved on merits due to no harm and public benefits.
Environment Policy 22
Prevents development unacceptably harming environment or amenity via pollution, noise etc. Assessed low risk with conditions for silt traps, bund, wildlife protections; noise acceptable at distance; no duplication of other agency controls needed.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Bund construction and landscaping
The bund, shown in drawing IA02G17, unless otherwise approved by the Department, must be no higher than 1m and in situ within 6 months of the proposed area coming into operation and thereafter, seeded or turfed in the first planting season following its introduction. Reason: To mitigate any visual impact of the proposed works on the wider environment.
Silt traps
The proposed works must include silt trap(s) or other provision which will prevent inappropriate materials entering any watercourse or the adjacent pond. Reason: To protect the ecology of the nearby area.
Wildlife protection and working limits
Working must remain within the western boundary of the site identified by the red line, avoiding areas populated by fairy flax. The area to be re-surfaced must be mown prior to commencing work to discourage lizards from occupying the site and the cutting should take place in the winter, or at dawn at any other times when the lizards are inactive. A watching brief for lizards, which are protected under the Wildlife Act 1990, by a suitably qualified person, must be undertaken during the undertaking of the re-surfacing and records of this work must be kept and be available for inspection by the Department if required. The area to the east must be protected from machinery and operations during the course of the works either by fencing or signage or other course of action with prior approval of the Department. Reason: To protect the wildlife of the area and to minimise damage to the rest of the area.
no highway interest in the application
agrees with the environmental report that impact on wildlife will be quite low and hopes recommendations will be taken into account, particularly protection of fairy flax, mowing for lizards, watching brief, concrete run-off prevention, and Schedule 8 species control
DEFA Biodiversity raised low-impact concerns with specific ecological protection recommendations; Highways Division has no highways interest; Santon Commissioners have no objection.
Key concern: protection of fairy flax areas from construction impact and runoff
DEFA Biodiversity
Conditional No Objectionthe development will have quite a low impact on the natural environment but there are some matters which will need to be taken into account; Will the recommendations be accepted as part of the consent?
Conditions requested: Protection of fairy flax areas outside of the footprint, during construction; Protection of remaining fairy flax areas after construction, from runoff; Mowing of affected area to exclude lizards during April-October, keep mown until cleared, and watching brief for lizards during clearance; Protection of the pond from concrete runoff; Wildlife Schedule 8 species to be dealt with by burying infested soil beneath the centre of the concrete
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 18-8-17
Santon Commissioners
No ObjectionThe Commissioners, having considered this application at their meeting on 5th. September, have no objection to the proposal.
