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Case Officer: Miss S E Corlett Photo Taken: Site Visit: Expected Decision Level : Planning Committee
1.1 The site is the curtilage of the Meary Veg sewage treatment facility to the south east of the steam railway line in Santon. The site is accessed by a minor, single track road which leads from the Old Castletown Road (A25) at Oatlands past two farm dwellings associated with Meary Veg Farm (Withaney and Thie ny Hawin) and the entrance to Ballaquiggin Farm buildings (which have been the subject of two applications for redevelopment into a single dwelling (PAs 07/2361 and 12/0397) which can be seen from the access into the Meary Veg Sewage Treatment site. Access from the minor road is via a private road which is mainly single track with passing places, which is also a public footpath. The footpath leads from the minor road (which is also part of the Raad ny Foillan long distance footpath system) up to The Isle of Man Water and Sewerage Authority (IOMWSA) offices (the former Balnahowe farmhouse) and turns south before splitting into two routes - one leading down past the sewage treatment facilities to join the Raad ny Foillan on the coast, and the other leading south towards Meary Voar before turning west towards Arragon House.
1.2 The topography of the site is that there is a general slope downward from the office buildings towards the coast, with a dip midway between the coast and the offices around the point where the proposed structures are to be located, before rising again with the existing sewage treatment buildings to the north east of the footpath. To the south east of the edge of the site are the Isle of Man Clay Pigeon Shooting Club facilities.
1.3 The site has old, traditional farm buildings at the north western end, which have been converted to the offices and facilities for the IOMWSA. To the south east of these buildings are the sewage treatment facilities - a collection of agricultural-style clad large span buildings, silo-like structures and surface level tanks. The site is 430m in length at its longest point and 234m wide.
1.4 The site and its buildings are readily visible from the footpath running alongside the site. The site is visible in parts from the Raad ny Foillan to the north, at field gate entrances: the main footpath is bounded by dense bramble hedges which are generally too high to see
| Application No.: | 13/91000/B |
| Applicant: | The Isle Of Man Water & Sewerage Authority |
| Proposal: | Erection of a sludge treatment facility, comprising treatment building, odour control plant, sludge cake storage silo and final product silo |
| Site Address: | Meary Veg Sewage Treatment Works |
| Balnahowe | |
| Santon | |
| Isle Of Man | |
| IM4 1HL |
above or through. At the time of the first site visit there was no sound emitting from the site. On the second site visit there was a low sound (like a dryer or distant aeroplane engine noise) emitted from the existing sludge treatment buildings alongside the footpath.
2.1 Proposed is the development of a piece of land which lies between the recently approved sewage sludge drying facility and the existing sludge drying and treatment building alongside the footpath to the west of the site. The new development comprises the erection of a building which has a footprint of approximately 37 m by 35 m and will be just under 13.5 m high, finished in Moorland green cladding. As a comparison, the building will be 2 m taller than the approved sludge storage silo structures which were approved under PA 12/01184 and 4.5 m taller than the highest part of the three level sludge treatment building (and just under 7 m taller than the lowest part of this building which is closest to the proposed building. 2.2 The building is proposed at the height shown due to the need to accommodate the drying equipment which is just over 7 m tall, and a girder above which accommodates access from above for maintenance and inspection. This overall height corresponds to the eaves level of the proposed building. 2.3 The building will be 9 m from the footpath to the west and this boundary will be formed by a earth mound which will be 1.5 m high with tree planting between the mound and the building. The trees shown on the drawings extend up to 4 and 6 m in height. The species to be planted include Holly Oak which can grow to a height of 20 m (higher than the proposed building), hawthorn which can grow to 10 m tall and grey alder which can grow to a height of up to . 2.4 The proposed facilities are to replace the existing drying equipment which is housed in the building immediately to the south east of the proposed structure. The dewatered sludge is discharged into the storage silo which then feeds it into the drier which has an evaporation rate capacity of hour and will be delivered at a rate of 3.2 cubic metres per hour and the product leaving the drier at a rate of dried solids and at a rate of hour. The final product is transferred to a kibbler where the product is reduced in size then to a bagging plant located within the existing sludge treatment building. The product is then either used as land fertiliser or disposed of at the Energy From Waste Plant. Recently this has been the chosen route for disposal as the high calorific value of the pellets have enhanced the performance at the plant although future charging policies and/or demand for fertiliser may result in the pellets being disposed of to the land. The end disposal route will not affect the amount of sewage being processed, only the route from the Meary Veg plant. 2.5 Surface water is recycled or eventually directed to the land drain which includes interception. 2.6 The building has been sited where it is proposed on the basis that it is the lowest part of the site, it will involve the shortest length of pipework to and from the storage tanks and processing facilities and the facility can utilise existing services - electricity, drainage, etc. 2.7 The applicant has provided details of the steps to be taken and equipment to be installed to prevent odour nuisance, which concludes that the proposed facility will ventilate contaminated air through a dedicated bio-filter and carbon filter odour control unit. They report that residents of Meary Voar, some 0.7 km from the site have previously reported odour associated issues in the past and since then, 2009, improvements have been taken to address the problem. They draw an association between the odour emission rate and the exposure levels to odour and explain that odour can be reduced by extending the height of the exhaust stack, reducing the rate of emissions or increasing the velocity of the emissions.
2.8 The new dryer is required as the existing facility, built in 2003, has reached the end of its useful life. In addition the existing facility has to be operational for 24 hours a day whereas the new one can be switched on and off as demand requires. Also the new drying equipment is more efficient and has a greater capacity and will be useful and will accommodate future capacity up until 2033. The capacity comes and will come from the sludge brought direct from Douglas, Onchan and the South and the treated product from the regional sewage plants. 2.9 The additional capacity will increase the amount of product brought to and taken from the site, by 2 tankers per day by 2033 which is not considered to have an adverse impact on highway safety or the convenience of other road users. 2.10 The pelletising of the product is currently the tried and tested means of disposing of the sludge. In the future, newer processes, such as freeze drying could be accommodated in the existing dryer building which is to be retained as a facility for the first 12 months after the commissioning of the new one, but then the equipment will be dismantled but the building retained and used for storage of equipment and materials currently stored outside within the site.
3.1 The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as of High Landscape Value and Scenic Significance. Following a Development Order in 1995, the site was designated as a site for Sewage Disposal Works within a wider area of High Landscape Value and Scenic Significance. 3.2 As such, the proposed development complies with the land use designation of the site and should be subject to the considerations in General Policy 2: "Development which is in accordance with the land use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: a) is in accordance with the design brief in the Area Plan where there is such a brief; b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) does not affect adversely public views of the sea; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) does not affect adversely the amenity of local residents or the character of the locality; h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) does not have an adverse effect on road safety or traffic flows on the local highways; j) can be provided with all necessary services; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; I) is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) is designed having due regard to best practice in reducing energy consumption." 3.3 Waste Policy 1 is also applicable:
"Waste management installations, including landfill sites, civic amenity sites and facilities for the bulking up, separation, recycling or recovery or materials from waste will be permitted provided that: a) there is an acknowledged need for the proposal in accordance with the approved Waste Management Strategy; b) there is no unacceptable adverse impact on local residents in terms of visual amenity, dust, noise, or vibration or as a result of the traffic generated thereby: c) there would be no unacceptable adverse effect on: i. landscapes, geology/geomorphology and features of special interest or attraction
iii. Registered Buildings or their settings or features of architectural importance iv. the character and appearance of Conservation Areas v. suites of archaeological interest vi. sites containing species or habitats or international, national or local importance vii. land drainage and water resources viii. areas of woodland or the Island's timber resources or ix. designated National Heritage Areas. d) the proposal is acceptable in terms of access arrangements and highway safety e) in the case of landfill sites working shall be in accordance with a phased scheme of restoration and landscaping f) the proposal does not sterilise other significant mineral deposits g) the proposal will not have an unacceptable adverse impact on airport safety by, for example, increasing the risk of bird strike.
Landfill will only be permitted where it can be demonstrated that there is no alternative method for managing that waste. An application involving the installations of facilities referred to in this policy will require the submission of an Environmental Impact Assessment." 3.4 There are also policies which protect ancient monuments, flooding, water courses, none of which is relevant in this case as these elements have not been identified by the applicant, policy guidance or third parties as an issue.
4.1 The sewage treatment facilities were initially approved under PA 99/0845. Subsequent to this, applications have been submitted and approved for the installation of a mezzanine floor and staircase to an existing tractor store (PA 05/0510), installation of an additional cake silo (PA 01/0208), the construction of a concrete base as a foundation for the installation of an oil;/water separation unit (PA 07/0593) and the increase in the height of an existing storage silo (PA 07/1504). 4.2 Planning permission was also recently granted for the erection of a sludge storage development alongside the proposed new drier - PA 12/01184.
5.1 Highways Division indicate that they do not oppose the application. 5.2 Department of Environment, Food and Agriculture Wildlife Division would have preferred that this part of the site were not the chosen site for the facility as it is of some ecological interest as it is believed to support feeding choughs and possibly frogs. No evidence of orchids or lizards has been identified on the site. They recommend a form of hedge construction which includes stones and voids for lizards to use. 5.3 Department of Environment, Food and Agriculture Forestry Division has been consulted regarding the form of trees to be used. They recommend against the use of grey alder, holly, holm oak as they require a lot of space and are not particularly suitable alongside buildings. They recommend hawthorn (as proposed) fastigate hornbeam (Carpinus betulus Fastigiata),
whitebeam (Lutescens Sorbus aria Lutscens) and Broadleaved cockspur thorn (Crataegus x prunifolia).
6.1 The proposal lies within an area which is designated for waste disposal and treatment purposes and as such is considered in accordance with that designation. In line with General Policy 2 the proposal must be considered to be acceptable in terms of its visual impact, traffic impact, impact on neighbours and those using the public footpath network. 6.2 The building is significant in size and massing but will be seen against and amongst other large buildings. Its impact as viewed from the public footpath will be mitigated by the introduction of tree and hedge planting although the design of the hedge should be more traditional than shown, in accordance with a traditional Manx sod hedge as described in Planning Circular 1/92 with guidance from Department of Environment, Food and Agriculture on making it conducive to lizard habitat. The trees to be planted should be as advised by Department of Environment, Food and Agriculture. 6.3 The application includes an assessment of potential odour emissions and concludes that the emissions will not result in adverse impact on those in the vicinity. The amount of additional traffic is also not considered to result in an adverse impact on local highways or users thereof. Discussions with Department of Environment, Food and Agriculture Waste Management has confirmed that the disposal of the sludge either to the Energy From Waste Facility or onto land is in accordance with their policy: disposal to land would not require a licence: disposal to the Energy From Waste Facility would but there is in place an existing licence for this. 6.4 As such, subject to conditions the application is recommended for approval.
7.1 The local authority, Santon Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status. 7.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) d. 7.3 The Department of Environment, Food and Agriculture is granted party status by virtue of the Town and Country Planning (Development Procedure) Order paragraph 6 (4) c.
Recommended Decision: Permitted
Date of 08.10.2013
Recommendation:
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 approval relates to the construction of a sludge drying facility as shown in drawings 60159111/650/P2, 60159111/651/P2, 60159111/652/P2653/P2, 60159111/654/P2, 60159111/655/P2, 60159111/656/P2, 60159111/657/P2, 60159111/658/P2, 60159111/659/P2, 60159111/660/P2 and 60159111/661/P2 all received on 22nd August, 2013.
C 3. Notwithstanding the approved drawings, the landscaping details must include the creation of a Manx sod hedge alongside the public footpath, constructed in accordance with Planning Circular 1/92. The trees to be planted alongside the new Manx bank must be of the following species: fastigate hornbeam (Carpinus betulus Fastigiata), whitebeam (Lutescens Sorbus aria Lutscens) and Broadleaved cockspur thorn (Crataegus x prunifolia) and hawthorn (Crataegus monogyna) and planted as shown in the approved drawings.
N 1. The works should be undertaken with due regard to the possibility of frogs being present on the site and DEFA Wildlife Division should be consulted in respect of the timing of the works.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : Committee Meeting Date : 28.10 .3
Signed : Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
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