11 November 2020 · Head of Development Management (Stephen Butler)
Knock-E-Tholt, Douglas Road, Kirk Michael, Isle Of Man, IM6 1ar
The proposal involves removing the existing bungalow Knock-e-Tholt and parts of rear gardens of adjacent properties to build seven new homes: six two-storey four-bedroom houses (Oak and Maple designs) and one three-bedroom bungalow, served by a new 5.5m wide access road off the A3 TT Course with footpaths, turning head…
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The officer assessed the proposal against General Policy 2 criteria, finding it acceptable in the Predominantly Residential zoning of the Kirk Michael Local Plan as a self-contained small-scale scheme…
General Policy 2
Requires development in zoning to respect site/surroundings in siting/layout/scale/design/landscaping, not harm landscape/townscape/amenity/highways/ecology, incorporate features like trees, provide access/parking/services. Officer tested full criteria (b,c,d,f,g,h,i,j,k,n), finding compliance as screened infill in mixed streetscene with mitigation; no tension as small scale avoids prior refusal issues like Conservation Area/by-pass prejudice.
Environment Policy 3
Protects trees; applied to retention/protection of select trees (palms/oaks etc.), condition for protection scheme; marginal loss acceptable as small/screened trees mitigated by replanting.
Environment Policy 4
Protects ecology/habitats; tested via PEA showing bat/bird habitat loss mitigated by boxes/hedges/natives/lighting, approved post-amendments despite roost potential.
Transport Policy 4
Highway safety/access; visibility splays/TA satisfied RSA, no collisions, low traffic, adequate parking/garages.
Transport Policy 7
Access/parking standards met per Appendix 7; 2+ spaces per dwelling.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Tree protection
Prior to the commencement of any excavation or building work on site associated with this approval, there must be implemented a scheme for the protection of the existing trees to be retained on site in accordance with plans to be approved by the Department. Reason: to ensure that the trees which are shown on drawing 07.05A to be retained are kept and protected from damage during construction.
Bat and sparrow nest boxes
Prior to the occupation of the proposed dwellings on plots 1, 3 and 4 the bat or sparrow nest boxes must be installed on the respective property and retained as such thereafter. Prior to the occupation of any of the proposed dwellings, the bat nest box shown to be installed on Court Hey must be installed and retained as such thereafter. Reason: to ensure that there is adequate mitigation for the loss of habitat resulting from the development.
Landscaping implementation
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: The landscaping of the site is an integral part of the scheme and must be implemented as approved.
No significant road safety issues; acceptable subject to conditions on junction, internal areas, parking and omitting high friction surfacing
No objection provided future development discussed prior to submission
Trees small garden trees easily mitigated by landscape plan; no objection
Ecosystem Policy Officer (DEFA) raises ecological concerns and requests multiple conditions for bats, invasive species, House Sparrows, lighting, and bird nesting; Highways has no objection subject to conditions; other consultees including utilities, parish, and forestry raise no objections or minor comments.
Key concern: Insufficient bat roost assessment in property to be demolished requiring further survey and mitigation plan
Ecosystem Policy Officer (DEFA)
Conditional No Objectiondemolition of this property without first seeking advice from DEFA or a licensed bat worker would be considered reckless and an offence under the Wildlife Act 1990; There are 2 Schedule 8 Part II invasive plant species on the planting list - Cotoneaster sp. and Griselinia littoralis; if these are to be Manx Hedgerows... then these species should be removed and replaced with Manx native species
Conditions requested: No demolition works until bat mitigation plan submitted and approved by Planning Directorate; No works until invasive species eradication plan submitted and approved by Planning Directorate; No works until House Sparrow mitigation plan submitted and approved by Planning Directorate; No external lighting until detailed lighting design scheme submitted and approved per BCT and ILP Guidance Note 8 Bats and Artificial Lighting; Tree, hedge, scrub removal outside nesting season (March-August) or checks by qualified ecologist
Ecosystem Policy Officer (DEFA)
Conditional No ObjectionIt is an offence to plant, or otherwise cause to grow in the wild any plant listed on Schedule 8
Conditions requested: Remove Cotoneaster sp. and Griselina littoralis from proposed planting list; Replace Common fuchsia, Guelder Rose, Field Maple with Manx native species for hedges
Department of Infrastructure Highways
Conditional No ObjectionRecommendation: DNOC; visibility splays of 2.4 x90m... could be reduced to 70m... to accord with Design Manual for Roads and Bridges
Conditions requested: Omit high friction surfacing from A3 approach; Cut back canopy of retained tree south of junction if necessary; Development cap of 72 units; Provision of junction, internal areas, parking per revised site plan Drawing no. 09.01; s4 and s109(A) Highway Agreements
Manx Utilities Authority
Conditional No Objectionthe Authority has no objection to the application subject to the following condition/s
Conditions requested: NO discharge of surface water to foul drainage systems; Connect to public sewers per Manx Sewers for Adoption; CCTV surveys at developer expense; 6 x £1500 commutation fees payable; Enter adoption agreement prior to works per Sewerage Act 1999 section 8
Michael Commissioners
No ObjectionNO OBJECTION... would need further discussions... for a further 65 properties
DEFA Forestry
No ObjectionNo tree survey has been submitted... questionable if one is required; landscape plan will provided an adequate level of mitigation
