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PLANNING STATEMENT ON BEHALF OF THE DEPARTMENT OF LOCAL GOVERNMENT AND THE ENVIRONMENT IN RESPECT OF STORAGE OF HAZARDOUS INDUSTRIAL WASTE OUTSIDE THE BUILDING PRIOR TO TRANSFER OFF ISLAND (COMPRISING AN AMENDMENT TO CONDITION 5 (5) OF SCHEDULE 2 THE BRADDAN (MIDDLE FARM) PLANNING SCHEME ORDER 1998), ENERGY FROM WASTE FACILITY RICHMOND HILL, DOUGLAS
The site is defined as the curtilage of the Energy from Waste Plant at the foot of Richmond Hill, Braddan.
By virtue of the Braddan (Middle farm) Planning Scheme Order 1998, the site is zoned for the purpose of incineration. That Order also authorised the Department to construct the incinerator and associated works subject to conditions. Condition 5(5) states:
“5(5) No waste shall be delivered to the site except waste for the treatment of which the plant is designed.”
The application seeks approval to have Hazardous Industrial Wastes delivered to, and stored on the site in accordance with the submitted plan and a supporting statement. This proposal requires a variation to condition 5(5) of the Order cited above, and also approval in itself.
There have been a number of previous planning applications relating to the site, however the following application and Order are considered to be relevant to this application:
The Braddan (Middle Farm) Planning Scheme Order 1998. (Copy enclosed as Appendix 1)
PA 00/02311/REM - Reserved matters for new incinerator, land adjoining and at Energy From Waste Plant, Richmond Hill, Braddan, Douglas. Approved 22nd August 2001. Copy of decision notice enclosed as Appendix 2
The Departments copy of this file includes representations from Braddan Parish Commissioners and the Isle of Man Fire and Rescue Service. Braddan Parish Commissioners requested that additional information be sent to them in order to reach an informed decision. The Commissioners where sent a full copy of the planning application. The Fire Service recommended that the applicant consults with the Isle of Man Fire and Rescue Service to discuss the proposal in detail in order to provide details that may assist the Fire and Rescue Service in fire fighting and operational planning.
a) Process
The application has been referred to the Council of Ministers for determination since the site is owned by the Department (see article 10(1)(b) of the Town and Country Planning (Development Procedure) Order 2005).
Insofar as the application seeks a variation of condition 5(5) of the permission granted by the Braddan (Middle Farm) Planning Scheme Order 1998, it can be considered in terms if article 12(a) of the Development Procedure Order.
b) Assessment
The application seeks approval for the interim storage of limited volumes of hazardous waste at a central facility in order to address the identified need to create a centrally co-ordinated all-island hazardous waste management scheme. Such a management scheme was devised following the commissioning of a waste audit by the Department of Trade and Industry and the Isle of Man Chamber of Commerce. This audit concluded that companies on Island make individual arrangements with UK based waste management contractors to export waste under transfrontier shipment notification to the UK for treatment/disposal/recovery. Until such time as the waste is transferred, the waste is stored on the site of the individual waste producer, however the transfer of waste to a central location will allow for the professional management of waste matter.
Within the site, the waste will be stored on pallets in areas identified to the east of the site to the rear of the building. The maximum volume of waste would not, the applicant advises, exceed 50 pallets, with loads once prepared being transported to the dockside for transfer to the UK.
All waste would be stored outside of the building.
The Department believes that the development proposed meets the aims identified within the waste audit and facilitates the best practice in dealing with hazardous waste management. The proposal will not adversely impact on visual or residential amenity, being sited to the rear of the building and some distance from the nearest residential properties. As such, the Department would request that this application is approved subject to the following conditions:
1) The use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time. 2) This approval relates to the location plan, and Drawing number C48567-00-PT00-XD026 submitted as part of this application and date stamped 20th March 2007. 3) No waste shall be delivered to the site except in sealed containers or adequately contained or covered vehicles. 4) No processing of hazardous waste may be undertaken during storage.
This statement has been prepared by Mrs F L Mullen BSc (Hons) Dip TP MRTPI, Senior Planning Officer on behalf of the Department of Local Government and the Environment.
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