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Application No.: 09/01063/B Applicant: Isle Of Man Water Authority Proposal: Temporary storage of infill material Site Address: Field Number 420855 Ballagawne Road Ballabeg Castletown Isle Of Man ### Considerations Case Officer : Miss S E Corlett Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Manx Electricity Authority Notes : Comments received Consultee : Highways Division Notes : Consultee : Arbory Parish Commissioners Notes : no comments. Consultee : Waste Operations Manager Notes : Waste Matters memo sent 30.06.09. PT
The site defined in red represents the site of an approved but not yet constructed new underground reservoir together with land to the south in the form of part of the adjacent field, some 6.5 m from the Ballagawne Road (B43). An overhead power line runs to the south of the site in a west - east direction. The existing Ballagawne Reservoir lies to the north west bordered to the north by the A27 Colby Glen Road.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as "white land", that is, not designated for development.
Planning permission has recently been granted for the creation of a new reservoir on the field immediately of the north of the site of the proposed works, on the corner of the B43 and the Colby Glen Road (PA 09/0107). This is a largely subterranean structure.
Planning permission has been granted for the erection of two agricultural buildings on this field in connection with Ballagawne Farm - PA 08/1344. This permission may be taken up any time prior to 16th July, 2012.
Now proposed is the temporary storage of material resulting from the excavations from the creation of the new reservoir. The material excavated will eventually be used in the backfilling of the existing reservoir once the new one is operational and the Isle of Man Water Authority has undertaken work to establish the cost of storage of the material as proposed or exporting from site and they have concluded that the most efficient and cost-effective solution is for temporary storage of the material temporary being for up to two years. The amount of material required for backfilling is approximately the same as that which will result from the creation of the new reservoir. The new reservoir is thought to be complete within 12 months of the start of works and the new facility commissioned and operational within a further 6 - 12 months.
The material to be stored will amount to approximately 14,500 cubic metres of material and the stored stockpile will stretch across an area 16 m wide and square, with an angle of repose of 35 degrees starting at the northern field boundary and between 3 m and 5 m high.
There is an Environmental Impact Assessment submitted with the application but this refers to the Assessment for the new reservoir rather than for the storage of the material.
Manx Electricity Authority comment that there are existing overhead lines close to the site and that the applicant should liaise with them in this respect. The application refers to this and states that the line will be diverted and that work is on-going in this respect. apc indicate that they have no objection to the application
The proposal must be considered in the light of Strategic Plan Policies which seek to protect the countryside for its own sake - namely Environment Policies 1 and 2 and at the same time acknowledging the impact of the proposed new reservoir and the implications for the generation of material from the approved works.
In this case the Ballagawne Road and Colby Glen Road from where the tipped material will be most easily seen, and only partly visible at that, the view of material will be mitigated by the activity ongoing to construct the new reservoir and once this is complete, for the period of a year the material may be visible from these highways but the view screened or at least obscured by the existing roadside hedges which, in the case of the Ballagawne Road are very close to the viewer, the tipped material being 12 or so metres from the road. When coming northward on the Ballagawne Road it may be possible to see part of the tipped material just before the bend in the road.
However against this limited visual impact, it must be borne in mind that the Ballagawne Road is lightly trafficked and not a major through route. It is also narrow and winding. In addition, there are considerable environmental benefits from retaining the material on site, not least of which is the reduction in noise and nuisance to those living alongside the site and the haul route to and from the site, from the traffic which would be involved in transporting the material from the site once
construction has commenced and then the same levels of traffic bringing material back to the site of the existing reservoir and the reduction in energy and fuel levels in such journeys.
As such, the proposed storage of material on site is considered to be acceptable.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Recommendation Recommended Decision: Permitted Date of Recommendation: 07.08.2009
Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
This permission relates to the storage of material generated from the excavation of the adjacent field for the creation of the reservoir approved under PA 09/0107, as shown in drawings 1101A, 1102A and 1103A all received on 23rd June, 2009.
The material may be stored as approved for a period not exceeding twenty four months following the commencement of works on the new reservoir approved under PA 09/0107 after which time the material must be removed from the site and the original profile of the field restored.
The applicant is encouraged to commence preparation of plans for the backfilling of the existing reservoir and restoration of that site as soon as possible to prevent any delay in the final removal of the excavated material from site.
The applicant is also recommended to liaise with the Manx Electricity Authority in respect of the proximity of the overhead electricity lines to the south and working practices around this supply.
I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted
Date: ........................................................................................................................................................................
7 August 2009
09/01063/B
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