29 May 2013 · Council of Ministers (accepted Inspector Alan Langton's recommendation)
Wrights Pit North Landfill Off, Cranstal Road, Bride, Isle Of Man, IM7 4bs
The proposal sought to extend time-limited planning permission for landfill operations at the former sand/gravel quarry site known as Wrights Pit North, allowing importation of up to 5,000 tonnes per annum (tpa) of mixed inert and construction & demolition (C&D) wastes over five years until 31 December 2019, plus one y…
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The Inspector noted the site is not zoned for landfill under the 1982 Development Plan but indicated for mineral working, with a 'lengthy history of approvals for extraction followed by infilling' as …
General Policy 2
Requires development to accord with land-use zoning and Area Plan proposals. Site not allocated for waste (white land) but Inspector applied GP2 as relevant test alongside Waste Policy 1; site's extraction/landfill history deemed important material consideration outweighing zoning conflict in 'all the circumstances'.
Waste Policy 1
Permits landfill where need demonstrated per Waste Strategy, no unacceptable impacts (amenity, traffic, landscape, ecology etc), phased restoration, no alternatives. Proposal met criteria: acknowledged need for residuals (no alternatives, off-island unsustainable); low impacts; detailed restoration scheme; licensed waste types only.
Approved plans
This permission relates to the completion of land filling and restoration operations at Wrights Pit North as shown in the drawings and other information within the document Planning Application and Environmental Statement (SLR Ref 419-00189-000088) date stamped 19 December 2012.
Time limit
The development hereby permitted allows a further five years for the continuation of land filling operations until 31st December 2019 and a further one year to enable the restoration scheme to be completed by 31st December 2020. By that date, all equipment, plant buildings and fencing (subject to condition 7) shall be removed from the site and its locality, save for that required in connection with the on-going management of the approved scheme of restoration.
Capping and drainage
As the approved landfill progresses the site shall be capped with layers of selected sand and gravel, so as to provide a suitable substrate for the development of the proposed restoration scheme. Provision shall be made for the free drainage of rainfall and for the free emission of landfill gas.
Rabbit-proofing
Prior to any final restoration, measures to prevent the ingress of rabbits shall be submitted to and approved in writing by the Planning Authority and those approved measures shall be implemented.
Restoration scheme
Unless otherwise approved in writing by the Planning Authority, the site shall be restored in accordance with the scheme and phasing details set out in Section 3 of the Planning Application and Environmental Statement (SLR Ref 419-00189-000088) date stamped 19 December 2012.
Highway protection - wheel cleaning
No water or other contaminants shall be permitted to flow or be transferred by vehicle wheels on to the highway at the access to Wrights Pit North.
Approved plans compliance
Subject to the other conditions in this notice, the development shall be carried out in accordance with the approved plans WPN 1/1, WPN 2/1, WPN 2/2, WPN 2/3, WPN 3/1, WPN 3/2 and WPN 3/3 all bound into the Planning Application and Environmental Statement (SLR Ref 419-00189-000088) date stamped 19 December 2012.
Boundary fences
The boundary fences around the site shall be retained and shall be removed only following the written agreement of the Planning Authority.
Highway protection - drainage
No water or mud shall be permitted to drain from the site on to the highway.
Delivery hours
No deliveries shall be made to the site outside the times of Mondays to Fridays between 0930 hrs and 1530 hrs.
Landform/contours
Unless otherwise approved in writing by the Planning Authority, the landform in each completed phase and surface restoration phase shall accord with the landform and contours shown in drawings WPN 3/1, WPN 3/2 and WPN 3/3.
Prohibited wastes
No household waste or incinerator bottom ash shall be deposited on the site.
Protected species
If at any time, frogs or lizards are found on the site, DAFF shall be notified and given time to advise.
traffic generated by this application is similar to previous applications and will not create an adverse traffic impact
Landfill vital for Island waste management; no alternatives; longstanding use; extension needed for problematic wastes and restoration; consistent with Waste Policy & Strategy
Highways Division reported no adverse traffic impact from the landfill extension; DEFA Biodiversity recommended reviewing topsoil specification for restoration; MHK Teare on behalf of Bride Parish Commissioners did not object subject to specific conditions including tonnage limits and restoration deadlines.
Key concern: topsoil specification unsuitable for heathland restoration leading to low conservation value
Department of Infrastructure Highways Division
No ObjectionThe traffic generated by this application is similar to previous applications and will not create an adverse traffic impact.
DEFA Senior Biodiversity Officer
Conditional No ObjectionWe are content with the continuation of filling at this site and the restoration in a similar manner... with the aim of producing heathland; I therefore recommend that the topsoil specification be reviewed, with ecological input and consideration of the stated endpoint, and that any amendment be made by planning condition.; BS 3882 does provide for 'specific purpose topsoil, (4) acidic, low fertility' though I don't have the details, and this sounds more suitable
Conditions requested: topsoil specification be reviewed, with ecological input and consideration of the stated endpoint, and that any amendment be made by planning condition
Bride Parish Commissioners
Conditional No Objectionthe Commissioners recognise that the activity has substantially reduced... and are prepared NOT to object to the application subject to the following conditions; absolute maximum tonnage to be imported to Bride would be 1,500 per annum. The application seeks approval to 2,500
Conditions requested: All wagons travelling to the landfill site to be covered.; No movements to the site on Saturdays, Sundays or Bank Holidays; No double skips; To reduce traffic movements the loads are to be consolidated wherever possible; The site to be fully restored by January 1st, 2020; Bride Parish Commissioners to be consulted upon restoration proposals.; Maximum tonnage to be delivered to the site 1,500 tonnes with returns being submitted to the Commissioners on an annual basis.
The original application sought to extend time-limited landfill operations at an existing former quarry site, rolling forward expiry dates from 2014/2015 to 2019/2020, with importation of up to 5,000 tpa of inert/C&D wastes and an amended restoration scheme; no refusal occurred as it was referred directly to the Council of Ministers due to the applicant being a government department, supported by an Environmental Statement. Appellant (DoI via SLR Consulting) argued necessity for problematic waste disposal, no alternatives, site's history, and consistency with waste strategy. Council raised zoning non-compliance, inadequate information, need demonstration, alternatives, and restoration details. Inspector found the site's history outweighed zoning issues, recognised value of void space, low impacts (visual, traffic, hydrogeology, ecology), need for residual wastes given delays in new facilities, and acceptable restoration, recommending approval with updated conditions including operations to 31 Dec 2019, restoration by 31 Dec 2020, rabbit-proofing, and hours restriction.
Precedent Value
Establishes that established mineral/waste sites can secure time extensions via site history outweighing zoning, strong need evidence for residuals, and low impacts, even on third extensions; future applicants should provide robust technical info, strategy alignment, and accept enhanced restoration conditions like rabbit-proofing.
Inspector: Alan Langton
