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The site represents the existing Earystane Quarry and land alongside which accommodates the access, storage area and land to the north and east which currently accommodates coniferous plantation. The present worked area extends to 0.8 acres (0.3 ha). The quarry sits on the southern edge of the plantation and there is open agricultural land to the south. The area generally slopes downward towards the south. The closest collection of residential development lies at Earystane to the south west, approximately 0.6km from the site, with the collection of dwellings at Ronague Chapel lying approximately 1km away to the south east.
Access to the site is via a narrow roadway which leads north west from the Ronague Road (A27), joining the Ronague Road at Ballafadda Cottage which has just been granted permission for renovation to form a habitable dwelling (PAs 08/0777 and 1817).
Proposed is an extension to the quarry to take the worked area to 2.6 acres (1.1 ha). The present worked area is approximately one third of this.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as Plantation owned by the Isle of Man Forestry, Mines and Lands Board or the Isle of Man Property Trustees.
The following applications have been submitted in respect of this site:
The quarry was in place at the time of the 1984 application and is clearly an established feature of the landscape and active quarrying site. It should be noted that the quarry as it exists is not in the position shown in the 1984 application.
At the time of the 1990 application, where the position of the quarry is not shown in the same place as that in the 1984 application, but is still not where the quarrying was active, there was a requirement for the reinstatement of the quarried area, prior to the completion of excavation. No such proposal or plans are on the file although quarrying has not been completed.
The 1995 application continues to show the quarry in the wrong position and proposes an extension of the quarry in a northern direction. All three of these applications were based upon simple plans which did not show the depth of excavation, terracing or detailing of the impact of the proposal on the environment.
The 1999 application proposes an extension in an easterly direction and continues to show the quarry in the wrong direction, despite being the subject of an appeal. One of the conditions of the approval was that prior to the undertaking of work on the extension a scheme for reinstatement of the whole
site including details of screening, landscaping, phasing and levels following grading of the overburden. No such scheme was submitted although this extension would not appear to have been taken up. Objections to this application included local residents who were concerned about traffic, noise from blasting, landscape, natural habitat and the fact that there are other sources of facing stone. The Inspector concluded that whilst the proposed extension would render the quarry more conspicuous, adequate screening by landscaping could be required by condition. Whilst noise could emanate from the quarry, the nearest property was stated as being 500m from the quarry and as such occasional blasting (3 or 4 times per year) is acceptable and in any case is controlled by other legislation. Whilst access is not ideal the extension would not result in a significant increase in traffic and as such was considered acceptable - there was no objection to the scheme from the Department of Transport. The application was recommended for approval and was approved by the Minister.
Proposed here is an extension to the quarry and final restoration proposals. The extent and nature of the extension is different from that which has been the subject of earlier applications and as previous applications would not appear to have identified the site correctly, this application seeks also to regularise the works which have been and continue to be undertaken on the site. The plans show an accurate delineation of the site as is evidenced by the overlay of the proposed plans on the aerial photograph of the site. The extension takes the quarry in a north westerly direction by approximately 70m. The trees which presently lie to the south east of the existing working quarry are to be retained and are outside the side of the proposed works. The quarrying would take the level of the ground to a low of 231m AOD - the existing ground level rises to 249m AOD.
The applicant states that the site lies within an area designated on the Department of Trade and Industry's Mineral Resources Plan 2007 as "Proposed Safeguarding Area for Mineral Extraction". They clarify that the existing quarry is the sole supplier to the Dandara group and the stone and aggregate is used for walling and building. Continued demand for the stone is considered likely.
The extension is to be phased, first extending to the north, addressing current problems of stability and allowing for final restoration, constructing a landscaped bund along the northern extent and with restoration progressing to a rockhead bench to the north of this at 244m AOD level. Phase 1 also includes the processing of an existing stockpile of rock and progressive restoration of the area to the south west of the active quarry which has been used for the storage of material and which is bare in places and with some natural re-growth. A new access into the quarry would be introduced, effectively cutting out the present descent to the south east of the quarry around the southern edge and back into the quarry floor. This provides a shorter, level route into the quarry.
Phase 2 would continue the work at the northern face and extend the quarry eastwards with a floor level of 237m AOD to within 8m of the eastern boundary of the site edge.
Phase 3 proposes the completion of the landscaping around the north, south and east of the edge of the quarry.
Phase 4, the final phase drops the quarry void to 231m AOD with soils and soil forming material, retained at the 237m bench spread within the void to enable re-vegetation.
The works are expected to release approximately 75,000 tonnes of hard rock, extracted over a ten year period.
The objective of the restoration scheme is to provide appropriate vegetation cover to integrate with existing woodland alongside, utilising existing local seedbank to ensure that the woodland margins retain an appropriate mix of vegetation. The resultant requirement for aftercare will be minimal, supported by the existing regeneration which has been witnessed on the existing north western boundary of the site - Sitka Spruce and Lodgepole Pine having re-colonised the disturbed areas. As the site is owned by daff, they would be ultimately responsible for the aftercare, which in any case is likely to involve minimal intervention.
Extraction within the quarry presently takes place between 0600hrs and 2000hrs Monday to Friday inclusive and 0600hrs to 1400hrs on a Saturday. Despatch of dimension stone is undertaken between 0700-1700hrs Monday to Friday. This does not accord with the hours prescribed in PA 99/0290 where the conditions of approval relate to 0800-1700hrs and 0800 and 1300hrs. No conditions of operation were imposed on any of the other three applications.
Lighting would be directed towards what is intended to be illuminated and would be switched off after work ceases and in daylight hours. Artificial lighting is likely to be needed only in early morning and early evening periods in winter months.
The application states that the relevant Strategic Plan policies are as follows:
Strategic Policy 2: "New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3".
General Policy 2 states: "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; l) 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."
Strategic Policy 4; "Proposals for development must: a) protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings (1), Conservation Areas (2), buildings and structures within National Heritage Areas and sites of archaeological interest; b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and c) not cause or lead to unacceptable environmental pollution or disturbance"
Environment Policy 1: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative".
Environment Policy 4 states "Development will not be permitted which would adversely affect: a) species and habitats of international importance: i) protected species or international importance or their habitats; or ii) proposed or designated Ramsar or Emerald Sites or other internationally important sites.
b) species and habitats or national importance: i) protected species of national importance or their habitats; ii) proposed or designated National Nature Reserves, or Areas of Special Scientific Interest; or iii) Marine Nature Reserves; or iv) National Trust Land.
c) species and habitats or local importance such as Wildlife Sites, local nature reserves, priority habitats or species identified in any Manx Biodiversity Action Plan which do not already benefit from statutory protection, Areas of Special Protection and Bird Sanctuaries and landscape features of importance to wild flora and fauna by reason of their continuous nature or function as a corridor between habitats.
Some areas to which this policy applies are identified as Areas of Ecological Importance or Interest on extant Local or Area Plans, but others, whose importance was not evident at the time of the adoption of the relevant Local or Area Plan, are not, particularly where that plan has been in place for many years. In these circumstances, the Department will seek site specific advice from the Department of Agriculture, Fisheries and Forestry if development proposals are brought forward".
Environment Policy 7 which presumes against development which would cause demonstrable harm to a watercourse.
Environment Policy 22 states "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 states:
"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".
Environment Policy 27 states: "The Department will seek to enhance the natural environment, including sites contaminated by former mine workings, along with other Government Departments, local communities, the private sector and all appropriate agencies in order to ensure the appropriate reclamation, water management planting of appropriate tree species, the management of special habitats including aquatic habitats and the removal of eyesores".
Mineral Policy 1:
Development involving the winning and working of minerals will be permitted only where it is demonstrated that there is a need for the minerals which cannot be met through the provision of secondary aggregates. Applicants will be required to demonstrate also that:
a) there would be no unacceptable adverse effect on local residents in terms of visual amenity, dust, noise, or vibration as a result of the on site operation itself (including development, maintenance and restoration) or the traffic generated thereby; b) there would be no unacceptable adverse effect on: i) landscapes and geology/geomorphology features of special interest or attraction; ii) Ancient Monuments or their setting;
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