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Waste Management Guidelines - Waste Provision for Flats & HMOs

Internal Storage
To enable and encourage occupants of new residential units to recycle their waste, developers should provide adequate internal storage, usually within the kitchen, for the separation of recyclable materials from other waste. The Council provides bags or boxes for residents to use to collect materials for recycling. It is recommended that developers consider methods to integrate the reusable sacks for recycling into the design of the kitchen areas to enable and encourage residents to make full use of them. Paragraph 2.4.12e of the Isle of Man Affordable Housing Standards Design Guide (2016) states that kitchens should be supplied and fitted with a 3 compartment waste bin suitable for segregating the key wastes for recycling. Developers are also encouraged to install in-sink food waste disposal units to help reduce the amount of waste being presented for collection. 
External Storage – Capacity
Douglas Borough Council currently undertakes one weekly collection of refuse. Recycling collections are currently provided on a weekly or fortnightly basis, but developers should ensure there is sufficient bin storage capacity for the latter. Sufficient capacity for waste storage must be provided for each household to allow for extended gaps between collections owing to Bank Holidays, severe winter weather or other operational disruptions. The Borough of Douglas recommends that developers follow the guidance issued in document H6 of the Building Regulations with regards to waste storage capacity, so that a total of 0.25m3 (240 litres) is provided per dwelling. For developments where the average number of bedrooms in the dwellings is less than 2, developers may choose to follow the formula for calculating waste storage capacity as set out in BS 5906:2005. However, any eventual under-provision of waste storage that results from not providing the recommended capacity of 240 litres per dwelling will be the responsibility of the site managers to resolve. The Borough of Douglas recommends that 25-30% of waste storage capacity be allocated for recycling, where 240 litres per dwelling are being allocated. Where the BS 5906:2005 calculation is being used, it is recommended that this be used to determine the refuse capacity, with recycling allocated as an additional 25-30% capacity on top of this. Developers should give consideration to the flexibility of the storage capacity provided, so that the Council and site managers are able respond effectively to rising levels of resident participation in recycling and/or an increased range of materials (such as glass, mixed plastics and mixed cans) becoming accepted in the recycling bins.
External Storage – Bins
For developments with more than 6 dwellings, communal 1100-litre Eurobin containers should be provided for both refuse and recycling. However, for developments of 6 or fewer dwellings, it is permissible for communal two-wheeled 360-litre bins to be used. The total storage capacity should comply with the requirements given above. Douglas Borough Council will provide the necessary bins for external waste storage, and ensure that these are in place before residents move into new properties. In the event that a developer/site manager wishes to acquire bins independently of the Council, the full specifications must be provided and agreed in advance. The Council has powers under Section 66 of the Public Health Act 1990 to require that waste is stored in suitable receptacles. It will be the responsibility of the site managers to arrange for bins to be cleaned. It is recommended that space is allocated on-site for the storage of at least one empty container, to allow cleansing of bins to be undertaken on a rotation basis without reducing the availability of refuse and recycling storage capacity. Site managers will be responsible for the security of the bins, and the storage arrangements should therefore be designed to minimise the risk of theft, arson or other vandalism. In the event of a bin being stolen, or damaged beyond repair through vandalism, the site manager will be required to purchase a replacement container. Minor damage to bins that have been purchased from Douglas Borough Council may be repairable without a charge to the site managers. Bins that have been purchased from other sources will be the responsibility of the site managers to repair or replace. It will be the responsibility of site managers to adequately cleanse waste storage and collection areas, including the floor, internal walls, bins and lighting fixtures. Site managers will also be responsible for ensuring that all waste is placed into the containers for collection. This includes materials that have been placed beside or on top of bins, or waste that has overflowed from the containers. Where communal 360-litre bins are used the designer shoul dconsider their placement within an enclsoure to prevent them from being blown over in high winds.
External Storage – Location
For purpose-built flats it is necessary to provide an appropriate storage area for refuse and recycling containers. These must be an integral part of any new development, with appropriate design, capacity, layout, access and signage. Communal bin storage areas should be clearly identified on plans, and the space allocated to them must be guaranteed for the purposes of waste storage. Communal bin storage areas must be located within the footprint of the development, and be at ground level. Bin storage areas should be easily accessible for the dwellings that they serve, with residents being required to walk no further than 30m from their front door (excluding vertical distances) when carrying refuse and recycling. For larger developments it may be necessary to provide several bin storage areas to ensure an adequate distribution across the site. The location of communal bin storage areas should have regard to the impact of noise and smell on the occupants of neighbouring properties, both existing and proposed. The ideal situation is for bin storage and collection points to be in the same place.
External Storage – Dimensions
The size and layout of each bin storage area must be designed to accommodate a sufficient quantity of refuse and recycling bins for the number of dwellings that the storage area is likely to serve. Where more than one bin storage area is being provided, consideration should be given to the likely usage of each storage area so that they are sized appropriately. Developers should take into account the preference of some residents to deposit waste as part of their daily commute, which may mean they use a bin store they walk past on their way out, rather than the one closest to their home. For blocks of flats divided into cores, the size of the bin stores must correspond to the number of dwellings accessed through each entrance. All bins must be fully accessible from the front of the bin so the lid can be lifted to allow for easy depositing of waste. Layouts that require bins to be swapped round mid-week are permissible if it is demonstrated that there will be a site management presence at the development. There must be a minimum of 150mm clearance around and between each bin within a storage area. Where there is more than one bin within a storage area, there must be 2m clearance in front of each bin to enable it to be accessed and safely moved without needing to move any of the other containers. All doors and alleys must be at least 2m wide to allow for safe manoeuvring of bins. The minimum internal height for a bin storage area and any access doorways is 2m. There should be no other internal fixtures or fittings that reduce the clearance above the bins, so that their lids can be opened fully.
External Storage – Design Features
Bin storage areas should be contained within a suitable enclosure to prevent nuisance from the spread of waste, odour or noise. A roof and surrounding planting will assist in screening visually and prevent nuisance noise. The walls and roofs should be constructed of materials that are non-combustible, impervious, easy to keep clean, and able to withstand impacts from fully-loaded Eurobins being moved. Where necessary, the installation of a suitable buffer can prevent contact between the bins and the inside faces of the walls. It is also recommended that any switches, plugs or other similar installations are placed above or well below the height of the rim of the bins. The external faces of the enclosure walls should be constructed or clad in material that is in keeping with the visual style of the surroundings. It is recommended that the use of appropriate screening or soft landscaping is considered to make bin storage areas more aesthetically pleasing. The enclosures must be suitably designed to prevent entry by vermin. Where a roof is being placed over the bin storage area or it is located indoors, the enclosed space must be well ventilated. The roof must be constructed of non-combustible, robust, secure and impervious material. There should be adequate lighting in the bin storage area. This lighting should involve sealed bulkhead fittings for the purpose of cleaning down with hoses. Switching should be either through a proximity detection system or on a time delay button to prevent lights being left on. This lighting should be easy to maintain by local site staff without the need for specialist parts.
The use of doors or gates can help to reduce the potentially detrimental visual impact of a bin storage area, and can also enable a site manager to reduce the risk of bin theft or vandalism. Such doors must not open outward over a public footway or road, and should not cause an obstruction to other accesses when in an open position. They should be able to remain or be secured in the open position so that access for collection staff is unimpeded when the bins are being emptied. The thresholds of any doors or gates must be free of rims or impediments at floor level. Where these are part of the design of standard door units being installed, developers must apply graded resin strips or other appropriate features on either side to minimise any impediment to the movement of the bins. Floor-level thresholds must also be very securely fixed down to prevent rising, warping or other such issues. There must be a water supply with standard tap fittings available to the bin storage area to enable washing down of the bins, walls and floor. The floor should be suitably drained. Bin storage areas must have a suitable impermeable hard standing ground covering which can be cleaned easily. The slope of the floor must enable it to drain properly and completely. The drainage system must be suitable for receiving a polluted effluent. Any gullies must not be in the track of the container wheels. The design of bin storage areas should pay as much regard as possible to accessibility for disabled or elderly residents. Where the bin storage areas cannot be designed to meet the requirements of these residents, suitable alternative arrangements should be put in place by the site managers to support any tenants who are unable to use the external waste storage facilities provided. Storage areas for refuse and recycling bins should be clearly identifiable as such, through the use of appropriate signage on doors or walls. The Borough of Douglas should be consulted in the design of these signs to ensure information is accurate, consistent and presented appropriately, particularly with regards to the waste and recycling services offered in the borough. The use of ‘Recycle Now’ iconography is recommended for recycling signage.
External Storage – Access and Pulling Distances
The bin storage areas must be located within a specified minimum distance of a point where the collection vehicle can safely stop for loading. The maximum distances that operatives should be required to wheel containers, measured from the furthest point within the storage/collection area to the loading position at the back of the vehicle, are:
•      15m for any wheeled container up to 240-litres
•      10m for any container greater than 240-litres
The stopping point for the vehicle should be safe, legal and designed to minimise any obstruction to traffic. Please note the requirements for vehicle access are given in Section 2.The surfacing of the route the operatives will take between the bin storage/collection areas and the vehicle should have a hard, smooth and continuous finish. The pathway must be free of any ironworks, trees, drainage gullies or other features which would obstruct or impede the movement of the bins. The pathway should be free of any steps. If access to a roadway is required along the route then a dropped kerb must be provided as close as possible to the storage area. Slopes should be avoided wherever possible along the pathway, but where needed the gradient should fall away from the bin storage area and should be no greater than 1:12. It is not acceptable for the route between the storage area and the collection vehicle (i.e. in the direction that filled bins will be pulled) to have any uphill gradients. Signage and, if appropriate, road/pavement markings should be used to indicate that the storage areas are not to be blocked at any time. If locks are to be fitted to any doors or gates at bin storage areas, these should be of a standard pattern. If a keypad and code is to be used for gaining access, then developers and site managers should be aware that the code will be shared with a number of collection staff, and all arrangements must be agreed with the Douglas Borough Council prior to installation. If locks or codes are changed at any point, it will be the responsibility of the site manager to supply new keys or codes to the Council at no cost and as soon as the change has been made.
Designated Collection Points
The ideal situation is for waste storage and collection points to be the same place but in locations where it is not practicable for architects to provide full access to the bin storage areas for waste collection vehicles, or standard Eurobins are to be located in underground car parks, a separate designated collection point must be agreed.  It is the responsibility of the site managers to move the waste containers to the designated collection point by 6am on the scheduled collection day, and then to return the containers to their storage areas after emptying. In the case of recycling bins, collections may not be completed until 4pm. Sufficient provision should be made to ensure that all health and safety requirements are met for on-site staff to move the bins. To minimise the potential for delays to collections, the designated collection area should be large enough for all the refuse and recycling bins to be positioned ready for collection at the same time. The space in the collection area must be sufficient to enable operatives to return emptied bins to a position that does not obstruct the manoeuvring of those containers that are yet to be emptied. Developers and site managers must make sufficient provision to prevent other vehicles parking in the collection area, or in a position that would impede access for collection operatives. 
Adequate arrangements must be provided for the collection vehicle to remain at its loading point for an extended period, particularly where a significant number of bins are to be emptied at the same time. Site managers should ensure that no other access is required to or through the designated collection point on the scheduled day of collection. In positioning and designing the collection point, architects must ensure that the distance that operatives will need to wheel bins from the furthest point within this area to reach the loading point at the back of the collection vehicle does not exceed 10m . Developers should ensure that they adhere to the other relevant access requirements for waste collection. In particular, dropped kerbs must be provided beside the designated collection point if they are not level with the roadway  .
Developers will need to give consideration as to how residents can dispose of their waste when the bins have been moved to the collection point. If the refuse bins have been moved at a separate time to the recycling bins, there must be adequate arrangements in place at all waste storage areas to ensure that residents attempting to deposit non-recyclable refuse have the opportunity to do so without contaminating a recycling container.
Douglas Borough Council provides residents with an on-request chargeable collection service for bulky household items. This service is available for residents living in flats. Residents can book special collections of bulky household items through the Council’s Waste management Department. Details of the items needing to be collected are taken at the point of booking, and this information is issued to the relevant refuse crew. The Council will only collect those items that have been booked for a special collection by a resident. Any other items that are left in a waste storage area without a booking having been made, or are dumped elsewhere on the development, will be the responsibility of the appropriate site managers to clear through a chargeable commercial arrangement with the Council or a private contractor. 
Last modified on Tuesday, 18 February 2020 15:52