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The application site comprises of a parcel of land that is located adjacent to the EfW plant and accessed off the Kewaigue Road (A6) in the Richmond Hill area of Braddan.
The planning application seeks approval for the additional use of the site beyond what was previously approved under planning application 03/01574/B. The additional use comprises of the storage of building material, plant equipment, scaffolding and the secure storage of valuable materials.
There have been two previous planning applications that I consider material to the assessment of this current planning application.
Planning application 02/02331/A sought approval in principle for the creation of a Civic Amenity Site, comprising reuse, recycling, composting and waste disposal facilities on essentially the same application site as that for the current planning application. This previous planning application was initially considered and approved on the 30th May 2003, with the initial approval decision notice issued on the 11th June 2003. The approval was confirmed by the Planning Committee at review on the 5th September 2003, with the review approval decision notice issued on the 16th September 2003.
Planning application 03/01574/B sought approval for the creation of a recycling compound for building materials with associated storage on essentially the same application as that for the current planning
application. This previous planning application was initially considered and approved on the 26th March 2004, with the initial approval decision notice issued on the 17th May 2004.
The application site for this current planning application also forms part of the application site for concurrent planning application 06/00558/B, which seeks approval for the relocation of existing stone recycling area and creation of industrial starter units. At the time of writing this report this other planning application had not yet been determined.
Braddan Parish Commissioners recommend that the planning application be approved.
The Department of Transport Highways Division do not oppose the planning application subject to the provision of minimum visibility splays of 4.5 metres by 160 metres.
The Department of Transport Drainage Division do not object to the planning application but highlight that it is an offence to discharge polluting or harmful matter to any public sewer or watercourse.
The Isle of Man Fire and Rescue Service recommend that the applicant consults with them with regards to the provision of appropriate fire precaution measures.
The current local plan that covers the application site is the Isle of Man Planning Scheme (Braddan Parish District Local Plan) Order 1991, which was adopted by Tynwald on the 10th July 1991. This order is accompanied by and should be read in conjunction with a written statement (Planning Circular 6/91). Under this document the application site is within an area that is part within an area for reclamation and part within an area of open space (agricultural). There are no policies within the written statement that specifically relate to the development of the application site.
The existing local plan was in the process of being revised through the Braddan Parish Plan. A draft version of this document went to public inquiry and the report of the appointed Planning Inspector into that public inquiry was published. Under the draft version the application site is within an area that is specifically zoned for waste treatment and recycling. Policy B/EI/PR/5 of the document states:
"The land immediately to the south and east of the new Energy from Waste Facility will be designated as suitable for waste recycling and treatment purposes where the Department considers that such uses are most appropriately provided in close proximity to the new disposal facility and where such uses may be carried out without detriment to the surrounding area in visual, environmental or other terms with particular regard to the proximity of and possible impact on the adjacent water course. Development proposals must also be accompanied by landscaping which will soften the impact of any new built development."
The Department has subsequently decided not to proceed with the revised plan and, as such, I would suggest that only limited weight can be attached to it. Nevertheless I consider it relevant to note that the use of the application site for recycling purposes was reflected in the emerging plan.
As the use of the application site for recycling purposes has been clearly established through previous planning applications and has been referred to within previously emerging local plan policy I would suggest that it is reasonable to say that the Department generally supports such use.
However what is proposed by this planning application, and is already being at least partly undertaken, is for all intents and purposes the operation of builders yard/compound. I do not consider that such use could be justified as recycling in the true sense of material recycling that was originally intended to occur within the application site. Indeed, I would suggest that the proposed use actually limits the ability of the site to be used for true recycling and that such limiting is inappropriate. Furthermore, the extent of equipment storage and particularly scaffold storage that is already being undertaken on the site is visually
detrimental to the setting of the adjacent EfW plant, which I understand was designed as a landmark type building.
I recommend that the planning application be refused on the grounds of inappropriate use of land and visual impact.
I consider that all parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status.
Recommended Decision: Refused
Date of Recommendation: 10.07.2006
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
R 1. By reason that the additional uses proposed by the planning application represent the storage of building material, plant and equipment as opposed to the recycling of materials the proposed additional use of the application site will unacceptably affect the potential of the site to be used for proper recycling purposes.
R 2. By reason of the scale and height of stored scaffold the proposed use will adversely affect the setting of the adjacent Energy from Waste Plant to the detriment of its setting and general visual amenity.
Decision Made: Planning Committee Committed Date: 2006
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