26 October 2018 · Delegated - Principal Planner Sarah Corlett
Highcroft, Station Road, St. Johns, Isle Of Man, IM4 3ah
The proposal at Highcroft involved erecting two tiers of retaining walls on DOI-owned sloping bank behind the property to create a usable extension to the rear garden, with walls finished in painted render and timber fencing above, retaining existing steps.
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The officer assessed the proposal against character and appearance, noting the rear site and surroundings comprise unkempt banked scrub land and concrete walls not warranting protection, and concluded…
General Policy 2
GP2 of the Isle of Man Strategic Plan 2016 sets standards for development. The officer assessed the proposal's compliance with GP2 in terms of character/appearance, tree impact, and highways, finding it acceptable overall as the walls tidy an unkempt area without harming character, tree loss mitigated, and no highways issues.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
DNO - Do Not Oppose. No vehicular access or parking impact; retaining wall maintains boundary without encroachment; requests structural design condition.
DEFA Forestry raised concerns about likely detrimental impact on a mature sycamore tree from root disturbance and ground compaction due to the proposed retaining walls. Highways Division does not oppose subject to a condition requiring structural design approval of the retaining wall prior to construction.
Key concern: detrimental impact on the health of mature sycamore tree leading to potential demise
DEFA Forestry
ObjectionThe roots are likely to spread at least 10m from the tree on either side so this proposal is very likely to have a detrimental impact on the health of the tree.; I don't know how the proposal could be implemented without having a detrimental impact on the tree so I will not request a protection plan or method statement in this instance.; If this application is approved and the changes are implemented you will have to accept that there is a risk it will result in the demise of the tree.
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionHighway Services does not oppose the application subject to a planning condition for the structural design of the retaining wall to be submitted and agreed prior to construction and implemented and maintained as such thereafter.
Conditions requested: a planning condition is therefore requested to ensure that the structural design is checked and approved prior to construction; structural design of the retaining wall to be submitted and agreed prior to construction and implemented and maintained as such thereafter; The proposed retaining wall should maintain the existing line of the site boundary without encroachment over it
