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Chris Balmer Senior Planning Officer Isle of Man Government Planning and Building Control Division Murray House Mount Havelock Douglas Isle of Man IM1 2SF
9 March 2018 Our Ref: LP/NT/GI/07
Dear Mr Balmer, Planning Application for Erection of a Replacement Wall Adjacent Bride Road and Replacement Planting Pursuant to Application 15/01064/B for the Erection of Nine Detached Dwellings with Associated Landscaping and Access at the Site of the Former Grand Island Hotel, Bride Road, Ramsey
I write further to our previous discussions and the extant planning permission at the former Grand Island Hotel site.
Please find enclosed a planning application for the erection of a replacement boundary wall adjacent Bride Road and replacement planting pursuant to the extant planning consent (15/01064/B). For clarification the following information is enclosed:
In addition a planning application fee of $£ 95$ is enclosed.
Following the grant of planning permission on 20 December 2016 (Ref: 15/01064/B) information was submitted in respect of details required for Condition 5 (hard landscaping) on 16 October 2017. This proposed an 1800 mm Manx Stone all rendered on the 'internal' face. Since that submission various discussions have been held regarding the height of the proposed wall.
Prior to reaching any formal agreement construction of the wall has commenced and these works have been undertaken contrary to the requirements of Condition 5 and in breach of condition 9. Furthermore the works undertaken on site have had a direct impact upon the existing trees
contrary to the requirements and details approved pursuant to conditions 13, 14 and 15. This has resulted in a breach of the extant planning permission.
Discussions have since taken place to seek a satisfactory resolution to the breach and this application relates to boundary wall and associated tree planting as part of the wider development. The proposals for this application are set out on drawing 15022-350B included with this submission. Other issues relating to hard landscaping will be dealt with via submission of information to discharge the relevant conditions.
The basic blockwork of the wall has been constructed with a varying top height of 1700-2000mm above ground level. The difference in height is as a result of the ground level of the footpath compared to the ground level on site; to ensure the wall has a consistent height from within the site a greater height is required where the footpath is on lower ground.
The proposed wall once completed will be nominally 1800 mm high (actual height varies according to pavement levels) with natural stone facings as per Lakeside Apartments 'externally' and sand/cement render painted white 'internally'. The facings will comprise 50 mm natural stone to external facings and 20 mm render internally. The wall will also include a 75 mm thick natural stone coping. Photographs of the stone to be used are enclosed in Appendix 1. These photographs illustrate the high quality materials and appearance the wall will have. This follows the same approach to that at Lakeside Apartments where then use of this stone has proven to be very successful.
There are a number of piers at the northern and southern end of the wall and at the site entrance which will be 2 m high faced with sand/cement render painted white with a natural stone coping. These piers will set the wall and provide attractive features as part of the approach and entrance to the site.
The wall once complete will provide a high quality feature along Bride Road and will be a very attractive setting for the development consistent with the aims to secure a landmark development for this important site. The use of natural stone as per Lakeside Apartments will provide that added quality to lift the prestige of the site. Similarly, the use of render on the piers will provide useful contrast and will again assist with the setting of the development. The height of the wall has been the subject of much discussion however given the use of natural stone and the high quality appearance this will provide the proposed height has been provisionally agreed with officers. Overall the wall will be a high quality feature for the development, providing some privacy for the development itself whilst securing its primary function as an attractive setting for the development and its relationship with the public realm.
The proposals also include an 1800 mm wall around the sub-station to provide enclose and security to this building. This is to be 1800 mm high (actual height varies subject to substation surround levels) comprised of blockwork with sand/cement render painted white on both sides with a natural stone coping. This will provide a high quality finish to the wall surrounding the sub-station whilst retaining some consistency with the remainder of the wall and piers with the use of render and a natural stone coping. The 'inside' of the wall facing the rear of plot 1 will include laurel hedging to provide screening to the wall in an effort to soften the appearance of this feature. This represents an appropriate design approach for the wall in this location.
As set out above the works undertake thus far have caused significant damage to the existing trees in breach of conditions 13, 14 and 15 of the extent planning permission. Whilst this breach cannot be remedied it is possible to provide mitigation measures to offset this impact and ensure
appropriate planting remains on site. Such mitigation measures have been the subject of extensive discussions between Manx Roots and the Tree Officer (Andrew Igoea).
In light of these discussions a further assessment of the existing trees has been undertaken which confirms the majority of the trees are Category C with three Category U (one of the existing trees was previously considered to be Category B however the recent pruning work has reduced its value). This assessment confirms that all of the trees are likely to have sustained direct root damage and that combined with the severe pruning and seaward exposure the result is that the trees are very unlikely to survive and even if they do recover the quality will be very poor. A copy of the assessment is included with this submission.
Therefore it is recommended the existing 17no. Horse Chestnuts be removed to ground level, grind or excavate stumps to 50 cm below ground level, ameliorate soil and replant with 15 no . fastigiate Hornbeams at 6-8m spacing 1.5 m away from the new wall. This has been discussed and agreed with the Tree Officer. Please see the Mitigation Planting Plan submitted with this application.
The replanting in this manner will provide an attractive setting for the development and will complement the wall. Whilst the works undertaken on site have resulted in damage to the existing trees, the specimen are relatively poor and their removal and replacement in the manner proposed will provide an overall net benefit.
In summary, the proposed wall and replacement tree planting will result in a very attractive setting for the development securing its status as a landmark development on this important site. Whilst there have been implications as a result of the works undertaken on site this is suitably mitigated by the proposals and ensures overall there is improvement to the site characteristics, setting and landscaping of the development.
In accordance with the above the proposed wall and replacement planting is considered acceptable. I trust the submitted information is sufficient for you to validate and determine the application however please do not hesitate to contact me should you require anything further.
Yours sincerely
Planning Manager Northern Trust Company Ltd Tel: $\quad 01257238555$ e-mail: [email protected] encs.
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