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The site represents a parcel of land which lies to the south of the Stoney Mountain Road which runs from the Tosaby Road (B36) to Stoney Mountain Quarry. The site is accessed via a lane which runs south from the Stoney Mountain Road past a site used for the storage of builder's materials and equipment and leads beyond this site to two sites - a waste recycling facility operated by FPL Limited and concrete works operated by Minimix to the west of this.
The Minimix site has been the subject of a number of applications which have sought and been granted approval for the use of the site for the bulk storage of cement (PA 00/1442) and inert material recycling (PA 01/1784). Permission has also been sought and granted for a landscaped earth mound to screen inert material recycling unit (PA 04/0125). Permission was refused for the erection of light industrial units (PA 01/1783) as the land was not designated for industrial development. This last plan showed the Minimix operation to the south of the proposed industrial units.
The application for the change of use of part of the site for inert building materials recycling was permitted on appeal where the Inspector noted "Although the land is not designated for any industrial type uses, it is a matter of fact that it has had a valid approval and use in the past for industrial type uses and new industrial operations have been approved on the cleared land of which the appeal site forms part. The use of the site for the proposed recycling unit for inert materials seems to me to be compatible with the adjoining concrete mix plant operation. Access from the Stoney Mountain Road already exists..." (his paragraph 13).
The FPL site has been the subject of PAs 00/1442, 01/1783, 01/1784 as above and 04/0125 for the construction of a landscaped earth mound to screen the operations and location of mobile cabin office and 07/0482 for the erection of a maintenance/storage shed.
The land immediately to the east has been the subject of only one application - PA 97/1982 for the erection of free range hen sheds but is the subject of a current application for infilling (PA 08/2316).
The land to the north has been the subject of a recent application for the erection of an industrial building (PA 08/0764).
The land to the south of this, operated by David Crowe Plant Hire Ltd has been the subject of PAs 00/1949 and 07/0806 for the continuation and completion of landfill.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as "white land" and within a wider area of ecological interest.
As set out above
Proposed here is the erection of two sheds to be used for recycling. The buildings to be erected are conjoined and are to be alongside an existing shed which is around a quarter of the area of those proposed. The buildings are each to be 14.8m wide and 22m long and 7.2m to the ridge and finished in silver panels (walls and roof). The existing building some to the eaves height of the proposed buildings.
The application site is described by the applicant as a waste transfer station with recycling operation as outlined above in the description of the site history. The applicant describes the site as not particularly well organised with the different processes not separated from each other physically and describes the site as "generally untidy and incoherent". They propose that the recycling sorting and baling operations be undertaken in the new shed, with shed one being used to mechanically separate the waste into sorts which will then be places in skips at the end of the picking station. The sorted waste will then be moved to the second new shed and baled. There is no intention to increase the size of the business or change its nature.
A resident of Ballaquark, who has not researched the planning history of the site, nor seems to be familiar with the site suggests that the site is an area of countryside which should be protected for its own sake.
Department of Transport Highways and Traffic Division do not oppose the application.
Manx Electricity Authority recommends notes regarding existing and proposed electricity supplies to the site. These are matters for the applicant to discuss with the Manx Electricity Authority and should not be referred to in the planning decision notice.
Malew Parish Commissioners indicate that they have no objection to the application.
The proposal should be judged against Environment Policy 1 which does protect the countryside for its own sake but with the knowledge that the site has permission for use for recycling and where the erection of a building has already been permitted. The aerial photograph of the site shows the untidiness of the site, principally a result of the outside storage of materials and plant and which would be improved through the erection of two new tidy buildings in which some of the existing materials and plant would be accommodated. As such, it is considered that the proposal will improve the appearance of the site which lies within countryside which is protected for its own sake and would not be contrary to this policy of the Strategic Plan.
The applicant has confirmed that the building will be finished in silver/grey with pale blue roller shutter doors which will be similar to other buildings in the vicinity.
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.
The resident of Ballaquark is not directly affected by the proposal and as such should not be afforded party status in this instance.
The Manx Electricity Authority raise issues regarding working practices around existing supplies, which are not material planning considerations and as such the MEA should not be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 09.02.2009
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the erection of two buildings as shown and described in the drawings reference FPL/RS/01 and -02 both received on 9th December, 2008.
C 3.
The buildings may be used only for the sorting and processing of waste in conjunction with the authorised use of the site as a waste transfer station.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : ...
Signed : ... Senior Planning Officer
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