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The application site forms a site to the east of the Energy from Waste Facility (EfWF), Richmond Hill, Braddan. The area the subject of this application lies to the south of an existing recycling site, with access to the application site being via the A6.
The application site is located within an area designated as being part within an area zoned for reclamation and part within open space (agriculture) in the Isle of Man Planning Scheme (Braddan Parish District Local Plan) Order 1991, this being the current adopted plan for the area.
The existing local plan was in the process of being revised through the Braddan Parish Plan. A draft version of this document went to public inquiry and the report of the appointed Planning Inspector into that public inquiry was published. Under the draft version the application site is within an area that is specifically zoned for waste treatment and recycling. Policy B/EI/PR/5 of the document states:
"The land immediately to the south and east of the new Energy from Waste Facility will be designated as suitable for waste recycling and treatment purposes where the Department considers that such uses are most appropriately provided in close proximity to the new disposal facility and where such uses may be carried out without detriment to the surrounding area in visual, environmental or other terms with particular regard to the proximity of and possible impact on the adjacent water course. Development proposals must also be accompanied by landscaping which will soften the impact of any new built development".
The Department has subsequently decided not to proceed with the revised plan and, as therefore it is considered that limited weight may be attached to it. However, given that approval has been granted for recycling facilities it is considered that the Departments intentions in relation to the area have been established, these being the use of the application site for recycling purposes as reflected in the emerging plan.
There have been a number of previous planning applications relating to the site, the following of which are considered relevant to this application:
PA 02/02331/A - Approval in principle for the creation of a Civic Amenity Site, comprising reuse, recycling, composting and waste disposal facilities, Field 522517 to the east of the EfWF, Richmond Hill, Braddan Approved initially on 30th May 2003,
PC Agenda 20.07.2006
with the decision notice issued on the 11th June 2003. Approval confirmed by the Planning Committee at review on 5th September 2003, with the review approval decision notice issued on the 16th September 2003.
PA - 03/01574/B - Approval for the creation of a recycling compound for building materials with associated storage - Field 522517 to the east of the EfWF, Richmond Hill, Braddan. Approved initially on 26th March 2004, with the initial approval decision notice issued on the 17th May 2004.
PA 06/00086 - Amendment to approved recycling and storage compound (PA 03/01574B) to allow additional storage uses, Recycling Compound Land Adjacent To Energy From Waste Facility. This application is currently pending.
The application proposes the relocation of existing stone recycling area and creation of Industrial Starter Units. The units would be constructed to the south of the existing building on the site, and to the north of the proposed stone recycling process area. The building would be constructed with profile sheeting roofs and upper walls, with lower rendered walls. A central parking area would be provided within the site, with pavior finish. An access road is indicated as carrying on from the site in a southern direction.
The application essentially comprises two proposals; firstly it is proposed to relocate the existing recycling facility on the site to the south, and secondly, it is proposed to construct industrial starter units.
Turning firstly to the proposed relocation of the recycling facility, the justification submitted by the applicant states that the recycling process does not have to be physically close to the rest of the compound to be effective and the short distance between the two would not affect how the site operates. The applicant further states that the relocation of this facility would improve the visual appearance of the area as it would be relocated behind the proposed starter units and be some distance from the public highway.
The use of the site for the recycling of materials has been established on site and in principle the relocation of this use to facilitate further recycling uses on the site may be acceptable. However, apart for the visual improvement submitted by the applicant, the relocation is based on the proposed further development of the site for industrial starter units, and it is considered that it has not been demonstrated that the use cannot be accommodated within the existing approved area.
With regard to the proposed industrial starter units, the applicant has stated that the application is driven by "the continued need for such facilities in the east of the Island and a lack of suitable land for the development of such". In addition, it is stated that the "site now proposed for light industrial use has already been partially developed on the basis of the Draft Plan zoning".
It is agreed that the development of the area for recycling has been established on the basis of the draft zoning, however, the use of part of a site for development in accordance with a draft plan, is not justification for the development of the site with a use that is not in accordance with the suggested zoning. Furthermore, it is submitted that further areas that are currently zoned in the Isle of Man Business Park, and additional areas that were zoned in the Draft Braddan Plan but not yet developed, should be considered before considering the development of land that is not zoned for or has not been considered for such a purpose.
In addition, it is further considered that the approval of the site for industrial development would prejudice the use of this and adjacent sites, for recycling purposes that are considered to be compatible and complimentary to the adjacent EfWF.
Representations have been received from Braddan Parish Commissioners who object to the development. The Department of Trade and Industry support the application and the Department of Transport Highways Division requested the application be deferred pending a traffic assessment. The Department of Transport Drainage Division advised of no objection.
Objections to the development were also received from the Occupiers of Cronkbourne House, Oak Hill, Port Soderick, Upper Ballacubbon, Richmond Hill, Braddan and a resident of Port Soderick who object on the grounds of zoning, and visual amenity. Tesdale Ltd, Ballapaddag, object on commercial grounds.
It is considered that the following who made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status.
The following are not considered to satisfy the criteria of Government Circular 1/06 and are therefore not afforded party status in this instance:
Decision Recommended by the Director of Planning and Building Control: Refused
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1. The development of the site in the manner proposed would prejudice the future use of the site for any future recycling purposes and in addition, it has not been demonstrated that the proposed stone recycling cannot be accommodated within the existing area used for this purpose.
R 2. The development of the site for industrial started units would be contrary to the established use of the site for recycling facilities, and would set a precedent for further industrial development.
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