2 October 2012 · Planning Committee - Mrs P Faragher, Deputy Secretary to the Planning Committee
Douglas Corporation Depot, Isle Of Man Business Park, Douglas, Isle Of Man, IM2 2qy
The proposal involves using an existing 0.9ha site at the Operational Service Centre in the Isle of Man Business Park for receiving, sorting, baling, and storing recyclable materials including glass, plastics, cans, paper, and textiles from kerbside and bring-bank collections, processing around 2200 tonnes per annum.
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The officer assessed the proposal against Waste Policy 1, confirming an acknowledged need within the Waste Management Strategy as recycling is prioritised over landfill, with similar operations at Snu…
Waste Policy 1
Permits waste management installations including bulking up, separation, recycling if acknowledged need exists, no unacceptable adverse impacts on residents (visual amenity, dust, noise, vibration, traffic), no effects on landscapes/heritage/ecology/water, acceptable access/highway safety. Officer confirmed need per Waste Management Strategy, no unacceptable impacts via mitigation and site measures, distinguished from refused industrial site precedent; EIA info provided addressed policy requirements.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This permission relates to the creation of a recycling facility as shown and described in the plans reference BE & S.12.007.1001. B, BE &S.12.007.1002 B, and the supporting information all received on 18th July, 2012 and the Environmental Statement received on 15th August, 2012.
no objections
following receipt of further information... no objections to the application
No Objection: subject to... Appropriate measures must be taken... to ensure compliance with the legislation
Braddan Parish Commissioners, Highways Division, and Isle of Man Water and Sewerage Authority all raised no objections to application PA 12/01025/B, with the Water Authority requesting a condition regarding pollution prevention.
Braddan Parish Commissioners
No ObjectionThe Commissioners had no objection to the following planning applications:-; PA12 01025 B - Douglas Borough Council - Creation of a recycling bulking up area - Operational Service Centre IoM Business Park Braddan IM2 2QY
Highways Division
No ObjectionFollowing the receipt of additional information clarifying the volume of traffic this application meets relevant highway standards and policies
Isle of Man Water and Sewerage Authority
Conditional No ObjectionNo Objection: - subject to the following conditions:-; it is an offence under Manx legislation to permit the discharge of polluting or harmful matter to any public sewers or watercourses.
Conditions requested: It should be noted that it is an offence under Manx legislation to permit the discharge of polluting or harmful matter to any public sewers or watercourses. Appropriate measures must be taken by the developer / occupier of the premises to ensure compliance with the legislation.
The original application (12/01025/B) for engineering works to facilitate storage, reduction and recycling of controlled waste at Compound 45b, Snugborough Trading Estate, was refused by the Planning Committee despite initial case officer approval. The appellant argued no change of use was involved given the site's long history of waste-related activities and industrial zoning, seeking permission for the works only. The Council contended the works enabled a sui generis waste use beyond the site's light industrial permission, requiring an Environmental Impact Assessment under Waste Policy 1. The inspector found the proposal constituted a change of use without sufficient evidence of 10-year immunity, and procedures like EIA and wider consultation had not been followed. Despite acknowledging site suitability and benefits like improved fencing, the inspector prioritised policy adherence for planning credibility. The appeal was recommended to be dismissed.
Precedent Value
Appeals must separate engineering works from use descriptions to avoid implying unauthorised changes; waste facilities require full EIA compliance under Waste Policy 1 regardless of site history. Future applicants should submit comprehensive change of use applications early and seek pre-app advice on procedures.
