16 July 2024 · Committee
Field 311835, Glenfaba Road, Peel, Isle Of Man, IM5 1dx
The application proposes the construction of a new sewage treatment works and a new vehicular access on agricultural land west of Glenfaba Road, Peel — one of the largest towns on the Isle of Man. At present, raw sewage from the town is pumped untreated into the ocean, making this a significant environmental and infrastructure deficit. The Planning Committee acknowledged a low level of harm and some conflict with land use policy arising from the development of this greenfield site. However, the committee concluded that the benefits significantly and demonstrably outweigh that harm.
The committee accepted that there was a low level of harm and some land use policy conflict, but found that the environmental and public health benefits of ending untreated sewage discharge into the ocean carried decisive weight. The water quality improvements and the delivery of modern sewage infrastructure for one of the Island's main towns were judged to significantly and demonstrably outweigh the identified harm. Permission was granted by the Planning Committee on that basis.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
No development shall be commenced until soft landscaping scheme has been submitted to and approved in writing by the Department. Such a scheme shall include details of new trees and hedgerow and shall include a landscaping plan, planting specification and a programme of Implementation. The approved landscaping scheme shall be carried out in accordance with the approved detail. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department.
Condition 3
Prior to the commencement of any works details of the protection measures during construction for the following features on site shall be submitted to an approved in writing by the Department. - o Trees along the southern edge of the site - o Trees in area of the pipe to the west of the site - o Retained sod banks to the east and west of the site; and - o Field 311816 (outside of the road area). The agreed protection measures shall be in place for the duration of construction works.
Condition 4
No retained tree shall be cut down, uprooted, destroyed, or damaged in any manner during the development phase and thereafter within 5 years from the date on which the development first comes into operation, other than in accordance with the approved plans and particulars. In the event that retained trees become damaged or otherwise defective during the construction phase due to events outside of the applicant's control the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented.
Condition 5
Prior to the commencement of the installation of any process related equipment which has a risk of creating odours, a scheme for the undertaking of measures to reduce odour emissions must be submitted to and approved by the Department in writing and the development undertaken in accordance with these details. These measures should include the provision of tank covers, bottom filling the tanks, avoidance of build up of sludge, a programme for maintaining all equipment and detailing of how staff will ensure hatches and covers are properly closed and how spillages will be avoided and dealt with.
Condition 6
No development shall take place above ground until a scheme for the enhancement of biodiversity on the site has been submitted to and approved in writing by the planning authority. The scheme shall include details of the proposed management of the grassland area and a bat and bird box plan and shall include a timetable for implementation. The development shall be carried out in accordance with the approved details.
Condition 7
Prior to the commencement of any development a Biodiversity Mitigation Plan shall be submitted to and approved in writing by the Planning Directorate. The Biodiversity Mitigation Plan will include details of the Precautionary Working Method Statements for breeding birds and common lizards and a materials management plan, relevant for the specific works proposed. The development shall be carried out in accordance with the approved details.
Condition 8
A fungi survey of field 311836, which will include a grassland fungi management regime, shall be carried out between 1 September 2024 and 30 November 2024, by a suitably qualified ecological consultancy. Thereafter the associated fungi survey report shall be submitted to the Department and approved in writing. The field must then be managed in line with the recommended management regime for a minimum 5 year maintenance period following the commencement of the development.
Condition 9
No external lighting shall be installed except in accordance with a detailed external low level lighting scheme which complies with the recommendations outlined in the BCT and ILP Guidance Note 8 Bats and Artificial Lighting (2023), which shall have first been submitted to and approved in writing by DEFA Planning. The approved scheme shall be retained thereafter.
Condition 10
Prior to the commencement of the development the access changes and visibility splays across the site frontage shall be provided in accordance with the layout in approved drawing no. 10057112-ARC-XX-XX-DR-T-0614 Rev P2.
Condition 11
Prior to the use of the development first commencing, the access and visibility splays across the site frontage shall be finished in accordance with approved drawing no. 10057112-ARC-XX-XX-DR-T-0614 Rev P2 and thereafter shall be permanently maintained as such.
Condition 13
If the sewage treatment works, 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 site restored to its former condition. 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.
