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2012 The use of the land stabilised and is consistent from 2006 to the present day with vehicles and equipment lining both sides of the road up to the cleared area at the end of the site.
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5.1 The site was given planning approval in 1993 for use as a tip/ Waste transfer Station for road sweepings, trimmings, top soil and excavated road materials only. 5.2 The end of the site has clearly been used in accordance with the planning permission throughout and up to the present day. Site plan 1020/PL01 D denotes the area used for tipping at the present time. 5.3 It can be clearly seen on the photographs that vehicles and equipment have been stored on the site in the locations as indicated on drawing number 1020/PL01 D continuously for a minimum of 10 years without objection and, therefore, lawful use of the land for the storage of vehicles and equipment has been established.
6.1 The planning here seeks to continue the use as established in the lawful use approval. 6.2 It is not intended to change or alter the present use and function of the site. 6.3 The site will be open Monday to Friday 8am to 5.30 pm . 6.4 There will be 2 permanent staff on site at all times. 6.5 There will be a gate at the entrance to the site which will be locked out of hours.
7.1 The land is bounded to the South by open fields with a post and wire stock proof fence indicating the separate uses. 7.2 There is no screening or landscaping to this Southern Boundary. 7.3 The B35 Old Church Road is bounded by a Manx Stone Wall which restricts views into the fields to some degree. The site is set back behind the Department Of Infrastructure Depot which is extensively covered by buildings. The proposed site is therefore considered acceptable in visual terms and will not impact on the existing views. 7.4 The Northern Boundary screens the site from the Village of Crosby and the site cannot be seen from across the valley from the North. 7.5 It is not intended to alter the existing screening or expand the site and therefore the existing vegetation will remain unaltered.
8.1 The site was extensively land filled following the redevelopment by The Department of Transport Highways Division to create the waste transfer facility that still exists on site. 8.2 The works were carried out under the control and supervision of both The Department of Transport Highways Division and Building Control. 8.3 As part of the works an extensive drainage system was constructed as part of the planning approval which is still in place today. 8.4 The hardstanding is partially tarmac and concrete with car parking as indicated on the drawings in stone. 8.5 The waste transfer facility is constructed with concrete block walls and a concrete base with drainage into the system as originally approved. Grease and Oil traps are also as originally approved.
8.6 The continued use as a waste transfer station and vehicle and equipment store will not affect the ecology of the area and the ground conditions are stable and will not affect the adjacent watercourse or surrounding uses.
9.1 The adjacent River Dhoo is several metres below the level of the site and therefore the site will not be affected by flooding of the River. 9.2 The site is drained via drains installed as part of the original planning approval and therefore there is no direct runoff into the River which would affect any sites either adjacent or down or up stream of the proposed site.
10.1 The operations on site will entail the dropping off, and picking up of vehicles, equipment and materials as at present. 10.2 The waste transfer station will continue to operate as a private facility open to the public by agreement with the owner. The use of the waste transfer site will therefore be unchanged. 10.3 The site will be open 8 am to 5.30 pm Monday to friday. The noise associated with the use as proposed will be minimal as it will be vehicle movements rather than other noisier operations such as excavations or mechanical uses. The waste transfer station will require a digger (JCB or similar) to remove the materials on a daily basis subject to its frequency of use and some days may not require the removal of material. 10.4 The noise generated from the proposals are considered acceptable as they will not change from its present use.
11.1 The existing access is through the existing Depot, operated by the Department of Infrastructure Highways Division, onto the B35 Old Church Road. 11.2 Sightlines are considered adequate and the access will not have a more intensive use as that experienced over the past 10 years. 11.3 The access is therefore considered acceptable.
12.1 Vegetation will be accepted from the general public and contractors by appointment only and will be checked screened and disposed of after mulching and used as agricultural fertilizer on the farmers fields. The anticipated quantities will be restricted to no more than 4 loads per day of maximum 2 cubic metres per load giving 8 cubic metres per day.
12.2 Hardcore will be accepted from the general public and Contractors by appointment only and will be screened and reused as hardcore and fill material after being graded. The anticipated quantities will be restricted to no more than 4 loads per day of maximum 2 cubic metres per load giving 8 cubic metres per day. Based on stone weights on volume, this would also equate to a maximum of 12.8 tons per day. 12.3 The proposed hours of operation will be 8 am to 5.30 pm Monday to Friday.
13.1 The current operation/uses will not change and therefore there will be no change to the current situation. 13.2 All waste on the site is contained in the concrete bunkers which were designed for the purpose by the Department of Infrastructure Highways Department. 13.3 The material and vehicle storage will be as existing and will not affect the environment more than at present. The hardstanding is drained in accordance with the planning approval of 1992 PA 92/1373 and was constructed by the Department of Infrastructure Highways Department.
14.1 Materials to be stored:
Agricultural supplies Ground works supplies - pipes, manholes, concrete kerbs, concrete blocks and generally the same materials that have been stored on this site for the past 10 years or more. 14.2 Materials from private contractors as at present for storage purposes only, no retail will take place from the site. All storage will be in the areas as designated for storage and as shown on the plans. 14.3 All materials will be non hazardous and no liquids will be stored on site. All will be stored on designated hardstanding areas as existing.
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