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Application No.: 10/00953/B Applicant: Isle Of Man Water & Sewerage Authority Proposal: Construction of a service resevoir and creation of temporary track and access Site Address: - Field: 132382 - Glen Auldyn - Ramsey - Isle Of Man ### Considerations Case Officer: Mr. Chris Balmer Photo Taken: Mr. Chris Balmer Site Visit: Planning Committee Expected Decision Level: Planning Committee ### Written Representations - Shandrum Glen Auldyn Lezayre Isle Of Man: Objects to the proposal ### Consultations Consultee: Manx Electricity Authority Notes: Comments received Consultee: DCCL Manx National Heritage Notes: Comments received Consultee: Highways Division Notes: Approve Consultee: Lezayre Parish Commissioners Notes:**
The application is before the Planning Committee at the request of the senior planning officer.
The application site represents the curtilage of Field 132382, Glen Auldyn, Ramsey, which is located on the eastern side of the Glen Auldyn Road (B16) and south of the Lezayre Road.
The application site is within two areas recognised as being as areas of 'Proposed Low Density Housing in Parkland' and 'White Land' not zoned for development, under the Isle of Man
Development Plan Order 1982. The site is not within a Conservation Area; nor within an area zoned as High Landscape or Coastal Value and Scenic Significance and being a site of Ancient Monuments & Sites of Archaeological Interest.
Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:-
"General
Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
Environment
Policy 22: "Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of:
i) pollution of sea, surface water or groundwater; ii) emissions of airborne pollutants; and iii) vibration, odour, noise or light pollution."
"Environment
Policy 24: Development which is likely to have a significant effect on the environment will be required: i) to be accompanied by an Environmental Impact Assessment in certain cases; and ii) to be accompanied by suitable supporting environmental information in all other cases." PLANNING HISTORY There are no previous planning applications which are considered relevant in the assessment and determination of this application.
PROPOSAL
The application seeks approval for the construction of a service reservoir and creation of temporary track and access.
The proposed new Service Reservoir would be a new 6.5 mega litre (1.5 million gallon) capacity with an approximate footprint of 52m x 31m x 5 metres. The proposal will be the main security of supply of treated water for approximately 4000 properties, including Ramsey, Glen Auldyn, the northern plains and the east as far as Corrany and into Laxey.
REPRESENTATIONS
Lezayre Parish Commissioners have no objections to the proposal, but would like to request the speed limit to the Glen Road during construction be reduced to 15/20mph, following feedback from the public meeting.
Highways Division:-
"The proposed construction method statement is acceptable and the proposal will have no adverse traffic or safety implications for the existing highway network."
25 August 2010 10/00953/B Page 2 of 9
The Manx Electricity Authority make no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
Manx National Heritage have made the following comments regarding the application which can be summarised as; very little biological information of the site; information available indicates grasslands which is relatively species poor, and a fair amount of bracken and gorse; when the reservoir is completed it would not cause undue environmental harm; construction of temporary haul route and more permanent service access may affect existing boundary features such as walls and sod hedges; application EIA indicates no trees will be affected, but there should be provision for assessment of the ecological value of any trees which might be removed at a later date due to bat activity in the area; advice issued by DEFA regarding checks for lizards should be undertaken; endorse DEFA advice regarding the timing of ground and gorse clearance (bird season); and note landscaping works may be an opportunity to create wildflower mixes which can be low maintenance as well attractive to wildlife.
The owners/occupiers of Shandrum, Glen Auldyn, Lezayre, have objected to the application which can be summarised as; objection based on the constructions of the proposal, not principle of scheme; The Glen is a narrow country lane, with four blind corners en route to the site; and no pavement so highways safety concerns to walker, horse riders and school children due to large vehicles.
The first issue is the principle of the development, given the siting of the service reservoir (SR) is on land which is not zoned for development.
Under General Policy 3 of the Isle of Man Strategic Plan, the policy states that development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
It is considered the above two exceptions are potentially relevant exceptions for this development. The application submission details the reason for the proposal, the reasons for this site and why other sites where discounted.
The applicants explain in their submission that in 1999, Tynwald approved the Authorities Strategic Business Plan which was designed to improve the quality of water supply to its customers and to meet the level of demand for water of the Island which has been forecast for 2021.
Fundamental to this plan were the construction of two Water Treatment Works (WTW) located in Sulby and Douglas, reinforcement of the mains infrastructure and the replacement of a number of strategically important, but ageing, assets.
Under the Strategic Business Plan was based upon a set of standards of service which ensure that the Water Authority meets keep performance criteria. One such criteria is that of ensuring, where practicable, 24 hour security of supply for every consumer.
Following the completion of the Sulby Water Treatment Works (WTW), water for the north, west and east coasts of the Island as far as Laxey is now supplied from the Sulby works. Water from the works is transferred into a number of Service Reservoirs located around the Island, before being delivered into the supply.
Currently the north of the Island security water supply is derived from four existing SRs, Karrin, Ballakerka, Bride Tank and Ballure.
Ballakerka SR is in good condition, and has now become the first major reservoir downstream of the new Sulby WTW. As a result of the increased reliance on Sulby to supply the north, west and east of the Island it now provided a limited security of supply, of somewhere in the region of between six and seven hours if all supplies fail.
Ballure SR, constructed in 1860 is in poor condition and subject to leaks in the base of the reservoir. Additionally, at only 2.5 mega litres ( 0.5 million gallons) capacity it is significantly less than the capacity required to ensure security of supply for Ramsey and the surrounding area.
Karrin and Bride Tank are outside the direct scope of this project. The applicants undertook an initial hydraulic analysis to determine the minimum and top water level requirements for the proposed Service Reservoir to meet the keep criteria of the Water Authorities standard of service which are;
Under this analysis of the hydraulic and operational requirements, it was determined that the Service Reservoir must be situated at elevation in the region 70-90m AOD (ground level above datum).
From this conclusion, the Water Authority where able to undertake desktop studies at all potential sites on this contour line.
This desktop study considered six potential locations, each of which was assessed by a number of criteria;
The first site option was the land east of Glen Auldyn Road (application site). This was close to Ramsey, reasonable topography at the required elevation and lengths of new mains would not be excessive; and potential for access route, minimising disruption to residents.
The second site was west of Glen Auldyn Road, close enough to Ramsey; access of site could be achieved with substantial upgrading of an existing track and the lengths of new mains would not be excessive; however, topography is very steep making construction impracticable; significant impact upon environment and the area's important heritage. This site was discounted.
Area three was at Ballakerka SR; too far from Ramsey for it to work without compromising the reliability of service to customers of Ramsey. This site was discounted.
Area four at Ballure SR; close to Ramsey and in ownership of Water Authority; access to site available but unlikely to support the construction traffic; the old water treatment works on the site is now disused, but space on site is very limited and only feasible if existing reservoir was decommissioned first; Before this could take place the reliability of the water supply to Ramsey would need to be improved; the water feeding the new reservoir would be via Ramsey networks, which is old and unreliable; improvements will be needed but a route through the town centre would be very difficult; Site visit was undertaken to consider site further however the lack of space and difficult access concluded the site be discounted.
The fifth site on the Northern side of Sky Hill; close to Ramsey; access to the site is not suitable for construction traffic, but could be achieved with major upgrade of existing track; lengths of main would not be excessive; topography of site is too steep to make construction practicable and cost effective; significant impact upon environment; site visit undertaken but concluded the topography and access inadequate and the site was discounted.
The sixth site north-west of the existing Ballure WTW location; similar problems as site four. This site was discounted.
Consequently, it was considered site 'one' be the preferred option for further development. The Water Authority has undertaken a very detailed consultation with all statutory utility undertakers (4 parties), third parties ( 12 parties Gov Depts \& wildlife groups) and two public meetings with nearby residents with favourable outcomes.
It is considered the information above which has been summarised from the detailed report submitted with the application, clearly indicates why the proposal is required, and why this site is appropriate compared to other sites.
The Isle of Man Strategic Plan also comments on water supply throughout the Island as a Strategic Objective and goes on to state; "Equally important is the provision of an adequate supply of drinking water and the infrastructure to deliver it. The Isle of Man Water Authority has a duty to provide a supply of wholesome water for the domestic purposes of all premises within the compulsory area of supply. Like most jurisdictions the Island has adopted the EU Drinking Water Directive as the standard which defines the acceptable quality of its supplies."
Further to this paragraph 11.10.4 of the Strategic Plan indicates; "Following the centralisation of water production at the two new water treatment works, the distribution system will need to be further developed and extended to replace the water currently sourced from the smaller ageing works. Many kilometres of new large diameter mains will be needed for the transfer of both raw water and treated water to the centres of population. Several new pumping stations will also need to distribute this water, and new services reservoirs will be needed to provide local storage. Provisions for these more localised infrastructure projects will be made through the appropriate Area Plans."
Overall, from the information submitted it is considered the proposal is essential for the strategic need and security of a water supply to the whole of Ramsey and other settlements in the north and east. Consequently, it is considered the proposal would comply with two exceptions of General Policy 3 in that it is location-dependent development in connection with the provision of necessary services and is a development which is recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative.
The next issue to consider is whether the proposal would have a significant impact upon the visual appearance of the area, especially given the siting of the Service Reservoir on a hillside.
Currently, the site is not overly apparent from public view when viewed from the Glen Auldyn Road. This is due to the topography of the hillside, and as the site indicated for the SR would be on a fairly level plateau, before the ground level of the land continues to increase to the brow of the hill. Furthermore, there is substantial landscaping which runs along the eastern side of the Glen Auldyn Road.
Perhaps one of the most prominent locations of the site would be from Poylldooey and Gardeners Lane in Ramsey, which are approximately away. These views are distant, but perhaps these views are the closest and clearest public views of the site.
Due to the topography of the site and the depth and size of the Service Reservoir Tank, the majority ( ) of the structure would be situated under the ground and not visible, even when on site. The remaining part of the visible structure ( ) will be covered with earth and will be profiled to suit to completely screen the proposed tank from any vantage point, pubic or when stood within the site.
There will obviously be significant impact upon the appearance of the site and location during the construction of the Service Reservoir, perhaps most significantly the temporary construction haulage track. This track will run from the significant upgrading of the existing field access. The proposal complies with the required highway standards. The upgraded access will be located to the western boundary which currently accesses onto the Glen Auldyn Road.
The track (topsoil striped, land covered with a layer of teram and then stoned) will then run in a southeast direction to the bottom of the hillside, where it will gradually weave its way up the hillside, comprising 5 hairpin type bends. The track which provides a 1 in 8 gradient has been designed in this way to accommodate the loaded road-going mixer trucks (concrete).
The track once completed will not be apparent from the Glen Auldyn Road as the proposal includes the erection of earth banks (safety berm) along the sides of the track which not only screens the track, but provides a safety aspect for vehicles travelling up and down the track.
There will be visible scars on the hillside due to the creation of the temporary tracks; however, it is proposed the hillside to be completely re-instated to its original condition once works have been completed.
The applicant has indicated that the construction of the Service Reservoir will take approximate 12 months to construct. However, the project includes the pipeline (permitted development), so a realistic total project time is in the region of 18 months.
As part of the application the proposal includes a temporary site compound, located to the northern part of the site, south of the residential property Beechfield. Again once the construction of the proposal is completed the site will be re-instated to its original condition.
Overall, whilst the construction period will have a substantial impact upon the visual appearance of the landscape, it is considered this will be temporary basis and in the long term the site will be fully restored as existing. Furthermore, the Service Reservoir will be completed screened from public view once completed, due to the topography of the land, size of the proposal and the proposed earth profiling.
In conclusion, given the necessity of the proposal for the future water security of the north and east of the Island; the proposals will only have a significant visual impact in the short term; and as the proposals in the long term will not have an adverse impact upon the visual appearance, quality and character countryside, it is considered the proposal would be acceptable.
The next issue relates to the potential impact upon the residential amenities of the residents of Glen Auldyn. It is considered that there would be very little if any impact of the development once constructed. Whilst there would be likely to be disturbance during the construction period, this is to be expected with any development and little weight is given to this as a material planning consideration as whether to grant or refuse planning permission. Nor is it for the planning office to control hours of operation or traffic to and from the site. Nevertheless the applicants have been in consultation with the residents and have put forward a method statements that takes into account hours of operations, wheel washing, noise control, speed rduction, temporary mirrors, temporary upgrading of the field access mitigation or airquality pollution by dust control and so on.
Once the reservoir is completed there will be very little traffic generated by the proposal, the vehicles visiting the site will be 4WD type vehicles. They will access the SR via an existing private track which
entrance onto the Glen Auldyn Road, is approximately 420 metres south of the temporary haulage entrance.
The Water Authority considered there will be two 4WD vehicles per week to inspect the site and take water samples and a 4WD vehicle once a month, during the summer months, to undertake ground maintenance. All visits would be during off peak hours.
Every 3 years the SR will require maintenance, and will require 4WD vehicle movements averaging 2 per day for a period of 10 weeks.
It is considered this traffic generated as indicated would be very minor and would have no significant impact upon the residential amenities of the properties within Glen Auldyn.
The main areas which will potential have the greatest impact upon residential amenities is the construction traffic coming and going from the site and the impact upon highway safety.
The objector's concerns are understandable, particularly given the nature of the Glen Auldyn Road, and with the large vehicles proposed to be used; what will be the potential impact upon highway safety to vehicles users and pedestrians, however it is considered that these concerns have been addressed by the applicant.
The applicant has undertaken a preliminary survey of ecology within the area and has found that there are no species or habitat of interest.
The Applicant has however been in consultation with DEFA who have indicated that they have no concerns over works being carried out in this area, but clearance of the gorse should be considered due to birds breeding which are protected. There DEFA recommend no clearance of the gorse is undertaken during March to August inclusive as this is the main breeding period. This concern can be added as a condition.
The Manx Birdlife has also been consulted who reiterate the comments from DEFA. The Manx Bat Group have also been consulted and indicated that the area is known for bat activity and if time a bat survey should be undertaken during the spring period.
There is no intention to remove any trees as part of the proposed works.
In conclusion, for the reasons indicated within this report, the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), and therefore it is recommended that the application be approved.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:-
Lezayre Parish Commissioners Highways Division Manx National Heritage The owners/occupiers of Shandrum, Glen Auldyn, Lezayre It is considered that the following do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:-
Manx Electricity Authority
Recommended Decision: Permitted
Date of Recommendation: 20.08.2010
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the construction of a service reservoir and creation of temporary track and access as proposed in the submitted documents and drawings 1000D, 4001B, 2A, 3B, 4B, 1002, 10, 15, 13/9/01TW all received on 25th June 2010.
C 3. On completion of the Service Reservoir the temporary haul route, the upgraded entrance onto the Glen Auldyn Road and the temporary site compound are to be removed and re-instated to their original condition.
C 4. The Service Reservoir roof is to be finished with top soiled and then grassed. All planting shall be carried out in accordance with the approved details in the next available planting and seeding seasons. Any tree or shrub which within a period of 5 years from the completion of the landscaping works, is removed, or becomes seriously damaged or diseased shall be replaced in the next planting season with another similar size and species, unless the planning authority gives written consent to any variation.
C 5. Prior to works commencing the applicant is required to consult with the Department of Environment, Food and Agriculture regarding the possibility of bats and breeding birds within the gorse which are protected under the Wildlife Act 1993. No clearance of gorse should be undertaken during March to August inclusive.
C6.
I confirm that this decision has been made by the Planning Authority in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made :
Signed : Presenting Officer Further to the decision of the Authority an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
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