TOWN AND COUNTRY PLANNING ACT 1999 TOWN AND COUNTRY PLANNING (DEVELOPMENT PROCEDURE) ORDER 2019 1612-4.2.6 V1.0 SEPTEMBER 2024 CONSTRUCTION ENVIRONMENTAL MANAGEMENT PLAN APPLICATION REFERENCE: 19/01057/B PROPOSAL: CONVERSION AND EXTENSION OF REDUNDANT MILL TO RESIDENTIAL DWELLING WITH ADDITIONAL TOURIST USE ADDRESS: GLEN MOAR MILL, LAUREL BANK ST JOHNS, ISLE OF MAN IM4 3NN AUTHOR: EUAN P. H. CRAINE, B.Arch, M.Arch, ADPPA, ARB, RIBA
HAVEN HOMES LIMITED THE OLD CHAPEL 32-34 MALEW STREET CASTLETOWN ISLE OF MAN IM9 1AF PHONE 01624 835222 EMAIL [email protected] WEB WWW.HAVEN.IM
0.0 Contents
1.0 Description of Development 3
2.0 Distribution and Revision History 3
3.0 Purpose and Scope of the CEMP 4
4.0 Planning History 4
5.0 Alterations to the Watercourse 4
6.0 Disturbance to the Watercourse 4
7.0 Programme Order and Timing 5
8.0 Building Materials 5
9.0 Toxic Materials 5
10.0 Washings and Detritus 5
11.0 Sedimentation 6
12.0 Education and Contingency 6
Appendices:
A Site Plan
B Compound Layout Plan
1.0 DESCRIPTION OF DEVELOPMENT
1.1 The development approved under PA 19/01057/B (the “Development”) may be summarised as:—
The conversion and extension of redundant mill to create residential dwelling with additional tourist use .
1.2 The site of the Development (the “Site”) is as delineated in red on the site plan (appx. A) submitted under PA 19/01057/B.
2.0 DISTRIBUTION AND REVISION HISTORY
REV. RECIPIENT DATE 1.0 Planning Authority September 2024
3.0 PURPOSE AND SCOPE OF THE CEMP
3.1 This Construction Environment Management Plan (“CEMP”):—
(1) has been prepared by Haven Homes Limited on behalf of Rockwell Limited;
(2) details how the Development’s construction will be managed, insofar as any effect on the adjacent River Neb watercourse (the “Watercourse”) will be avoided, minimised or such risk otherwise mitigated;
(3) is intended to be considered together with all previous submissions associated with extant approval PA 19/01057/B; and
(4) is intended to be a live document to be revised as required.
3.2 The scope and requirements of the CEMP are set out in correspondence from the Environment Directorate of DEFA Inland Fisheries Division and the Ecosystems Policy Team.
4.0 PLANNING HISTORY
4.1 PA 19/01057/B was approved subject to Condition 3 (the “Method Statement Condition”), which states:—
“Prior to the undertaking of any works including clearance, a written method statement for the details and timing of works to be undertaken within the watercourse, shall be provided to and approved in writing by the Department. The works shall be carried out in full accordance with the approved details. Reason: to safeguard the watercourse and any fish within it.”
5.0 ALTERATIONS TO THE WATERCOURSE
5.1 During construction, the Development:—
(1) will not cause the Watercourse to be diverted;
(2) will not cause the Watercourse to be culverted;
(3) will not involve in-channel works;
(4) will involve works to the bankside where approved headwalls are to be installed to serve the engineered drainage design;
6.0 DISTURBANCE TO THE WATERCOURSE
6.1 There is sufficient distance between the Development and the Watercourse for the construction of the Development without interference to the banksides of the Watercourse (see §11).
6.2 It is anticipated that neither machinery nor personnel will be required to enter the Watercourse during the Development’s construction (or at all).
6.3 Should any entry into the watercourse be required at any time, prior notice will be provided to the Environment Directorate and the CEMP will be amended as required. Such activity will in any event be restricted to a period between July and September (inclusive) in order to avoid disturbance or injury to spawning fish, or to the spawn and fry of fish, during the season in which they are most at risk, as required by Inland Fisheries Division.
7.0 PROGRAMME ORDER AND TIMING
7.1 It is anticipated that the Development’s construction will commence with those elements most proximate to the Watercourse. Establishing those elements from the outset will enable surface water to be directed into engineered drainage without direct run-off into the Watercourse, minimising the risk of any contaminated water entering the Watercourse.
7.2 Construction will commence in the summer or early autumn months when the flow level of the Watercourse and the quantity of rainfall is usually at its lowest, consequently presenting less risk to the Watercouse.
8.0 BUILDING MATERIALS
8.1 Concrete, mortar and cement are unavoidably required throughout the majority of the Development’s structure.
8.2 The Site benefits from an a large area of hard-standing (constituting a former garage forecourt) located some distance away from the Watercourse. Solid cementitious waste will be disposed of in general mixed waste skips in an area separated from surrounding vegetation-covered ground by an existing tall retaining wall structure. All such waste material will be collected and removed from Site.
8.3 Liquids containing a suspension of cementitious material will be appropriately contained and disposed of in a bunded skip specifically allocated for the purpose of disposing liquid waste. All such waste material will be collected for removal from Site.
9.0 TOXIC MATERIALS
9.1 Any and all toxic and/or hazardous liquid materials will be appropriately contained.
9.2 Contained toxic and/or hazardous liquids will be disposed of in a bunded skip specifically allocated for the purpose of disposing liquid waste. All such waste material will be collected and removed from the Site.
10.0 WASHINGS AND LOOSE DETRITUS
10.1 Washing of plant and equipment will be carried out on concrete wash-down areas allocated specifically for this purpose. Washings will be left to cure. Loose, cured detritus will be disposed of in general mixed waste skips. All such waste material will be collected and removed from the Site.
10.2 Contained toxic and/or hazardous liquids (including those described at §8.3), will be disposed of in in a bunded skip specifically allocated for the purpose of disposing liquid waste. All such waste material will be collected and removed from Site.
11.0 SEDIMENTATION
11.1 The Site will be enclosed with temporary secure perimeter fencing. In addition to securing the Site, this will also prevent machinery or personnel from interfering with the bankside of the Watercourse, damaging vegetation to be retained or otherwise causing erosion. The position of the fencing is shown on the site compound plan (appx B).
11.2 The vegetation of the bankside of the watercourse will be retained.
11.3 No bare earth will be exposed or deposited on the bankside.
12.0 EDUCATION AND CONTINGENCY
12.1 When inducted to the site and prior to commencement of the Development’s construction, all operatives will be educated of foreseeable risks to the Watercourse and their potential consequence on wildlife.
12.2 Hazard warning notices will be positioned at the Site entrance. Reminder notices will be affixed to a number of temporary fencing panels to be positioned proximate to the Watercourse, so that panels are not removed. Such notices will reiterate the risk to the Watercourse and advise operatives to report any matters or incidents to the Site Manager.
12.3 Should any doubt arise regarding the protection of the Watercourse, the Site Manager will consult with the Environment Directorate and the CEMP will be revised as necessary.
12.4 The Site Manager will advise the Environment Directorate of any apparent silt, discolouration or other change in turbidity observed in the Watercourse.
Appendix A
Approved Site Plan
CAD survey produced from information provided by Rockwell Ltd.
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Appendix G
Site Compound Plan
An aerial site plan showing a construction compound layout with access points, fencing, and drainage measures near a watercourse.
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