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TOWN AND COUNTRY PLANNING ACT 1999 The Town and Country Planning (Development Procedure) Order 2019 In pursuance of powers granted under the above Act and Order the Department of Environment, Food and Agriculture determined to APPROVE an application by Manx Rock Limited, Ref 25/90717/B, for the Installation of mineral wash plant at Billown Quarry Foxdale Road Ballasalla Isle Of Man IM9 3DW . Any conditions or notes which apply to the approval are set out below. This approval is subject to compliance with any conditions listed and may not be implemented until it becomes final (see guidance notes). - 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals. - 2. Reasonable steps shall be taken to minimise the incidence of airborne dust caused by the operations, including the following: - o Use of a bowser to spray water onto active site areas and site roads, as and when the conditions dictate; - o The establishment, where appropriate, of vegetation covers on mounds of stored material; - o The regular cleaning and maintenance of site roads, including those used for access to the public highway; - o At no time shall operations take place which, despite the use of dust control measures, would give rise to visible air borne dust emissions beyond the boundary of the quarry complex. In such circumstances operations that cause dust shall temporarily cease until such time as weather conditions change favourably or dust suppression becomes effective. Reason: To avoid impacts on amenity arising from dust and to be consistent with the previous conditions for approval for the initially quarry (03/01981/B), the extension (18/00161/B) and restoration and infill (22/00922/B). - 3. No water, mud or contaminants shall be permitted to drain, flow or be transferred by vehicle wheels on to the highway. Reason: In the interest of highway safety and to be consistent with the previous conditions for approval for the initially quarry (03/01981/B), the extension (18/00161/B) and restoration and infill (22/00922/B). - 4. The operation of the Mineral Wash Plant and any associated machinery by staff, shall be carried out only between 0700 and 1800 hrs Mondays to Fridays and 0700 to 1300 hrs on Saturday. Maintenance of the plant may be carried out within these hours and between 0700 and 1630 hrs on Saturday and between 0800 and 1630 hrs on a Sunday. There shall be no working outside these hours. Reason: To accord with the proposed Noise Impact Assessment, in the interests of amenity in the area. - 5. Noise emitted from the site and associated with the operation of the Mineral Wash Plant shall not exceed 55dBLAeq(1hr) (free field) when measure 1m from the façade of any noise sensitive property. Reason: To control noise experienced by those living in residential property near the site and to be consistent with the previous conditions for approval for the initially quarry (03/01981/B), the extension (18/00161/B) and restoration and infill (22/00922/B). - 6. Prior to the commencement of development, including works of site clearance and ground preparation, details of a suitably qualified Ecological Clerk of Works (including name of person/company as well as details about their role on site), to be appointed for the duration of the works, shall be submitted in writing for approval by the Department. The Ecological Clerk of Works shall be responsible for overseeing the wildlife mitigation and protection measures contained within the Preliminary Ecological Appraisal dated July 2025 in full, throughout the duration of construction works. Reason: To provide adequate safeguards for the ecological species existing on the site. - 7. The Mineral Wash Plant hereby approved shall not be brought into operation until the approved surface water drainage scheme is fully completed in accordance with details set out at Section 7.0 and Appendix 2 (DrNo. 10425-ECL-XX-XX-DR-C-5001 Rev02) of the approved Flood Risk Assessment report. Reason: To ensure the development suitably mitigates any increase in surface water drainage within the site. - 8. If the Mineral Wash Plant, or any element thereof become redundant for its original purpose, or the works or any part thereof cease to be operational, all of the relevant infrastructure must be removed from site and the ground made good. A scheme for how this will be undertaken including timings, must be approved by the Department within six months of the facility or any part thereof becoming redundant and the restoration works undertaken in accordance with the approved scheme. Reason: The development is considered acceptable whilst the need exists on the site and if the facility is not operational, the development should be removed from site, reinstating the original environmental condition of the site. This decision relates to the following plans, drawings and reports, date stamped 23 July 2025: Site location plan 10425-ECL-XX-XX-DR-C-0001 Rev P01 Existing site layout 10425-ECL-XX-XX-DR-C-0002 Rev P01 Proposed site layout 10425-ECL-XX-XX-DR-C-0003 Rev P01 Proposed Washplant elevations 10425-ECL-XX-XX-DR-C-0004 Rev P01 Proposed Washplant layout 10425-ECL-XX-XX-DR-C-0005 Rev P01 Proposed Washplant Platform Details 10425-ECL-XX-XX-DR-C-0006 Rev P01 Landscape and Visual Impact Assessment prepared by House Associates Ecological Appraisal prepared by Evergreen Ecology Dust and Particulate Management Plan prepared by Egniol Consulting Ltd Flood Risk Assessment prepared by Egniol Consulting Ltd Noise impact report prepared by E3P This decision has been made for the following reasons(s) The proposed development will improve the efficiency of mineral extraction at the quarry and its use across the island, thereby reducing the need to import material to the Island. The site is set within the centre of the operational quarry, and it has been established that the construction and operation of the mineral wash plant can be undertaken without giving rise to adverse impacts upon the landscape and wider environment, amenity in the area, biodiversity, highway safety or drainage and air and water quality. The development is considered to be acceptable in principle and will comply with General Policies 2 and 3, Environment Policies 1, 4, 7, 10, 13, 22 and 23 and Transport Policy 4 of the Strategic Plan. Date of Issue: 26th January 2026 A MORGAN Interim Director of Planning and Building Control Guidance Note This decision was made by the Planning Committee in accordance with the authority delegated to it. This decision refers only to that applied for under the Town and Country Planning Act 1999 and its subordinate legislation.
A copy of the Officer’s report and any correspondence which informed the assessment and decision is available to view on the Government’s website (via https://pbc.gov.im/onlineapplications/)
Implementation A determination to grant planning approval does not have effect —
Development must be carried out in accordance with the approved plans and any attached conditions (irrespective of any changes that may separately be requested at the Building Control stage or by any other Statutory Authority). This approval does not remove the need to also comply with any other relevant legislation.
Any conditions requiring certain works, submissions etc. prior to commencement of development must be fulfilled prior to work starting on site. Failure to adhere to this approval and meet the requirements of all conditions may invalidate this approval or result in formal enforcement action.
Appeal Any appeal can only be made by a person who has been accorded rights to do so, must be in writing, include the appropriate fee and be submitted to the Department within 21 days of the date of this Notice.
Guidance on how to appeal is available at gov.im/howtoappeal
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