23 April 2012 · Planning Committee
Bibaloe Moar Farm, Whitebridge Hill, Onchan, Isle Of Man, IM4 5ae
The proposal involves modifying the farm's access onto Whitebridge Hill, a 40mph road with currently very poor visibility described as 'lethal' and dangerous. Works include removing a section of sod banking and nine mature trees (ash, sycamore, elm), re-profiling banking approximately 5m back from the carriageway to th…
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The officer identified two key issues: highway safety and visual amenities. The existing access has very poor visibility onto a dangerous 40mph section of Whitebridge Hill, and the proposals 'will con…
General Policy 3
Relevant under Isle of Man Strategic Plan 2007. Officer assessed against countryside protection but did not detail specific requirements beyond general relevance. Proposal in open space/countryside but justified by highway safety.
Environment Policy 1
Protects countryside and ecology outside settlements; development not permitted unless overriding national need outweighing protection with no alternative. Site in countryside designated open space under Onchan Local Plan; tree/banking loss adverse but safety improvement tipped balance.
Environment Policy 2
Listed as relevant but no specific assessment in report.
Transport Policy 4
Relevant to highway access/safety. Proposal improves poor visibility on dangerous road; Highways no objection; splays exceed requirements for new access.
Onchan Local Plan Policy O/NC/P/5
Presumption against tree removal except commercial purposes to facilitate development. Nine mature roadside trees lost contrary to policy; mitigated by 2:1 replacement planting near site per DEFA specs.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This permission relates to alterations to existing vehicular access as shown in drawing numbers P-2_1 Rev A date stamped 16th January 2012 and P-2 Rev B date stamped 12th March 2012.
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, 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.
DEFA tree planting scheme
The planting scheme shall be in accordance with the advice of the Department of Environment, Food and Agriculture, that is: Planting shall follow the line of the re-instated hedge, with 20 standard trees planted at equal spacing using 7 oak trees, 6 beech trees and 7 lime trees. The trees should be container grown, size approximately 6 - 8 feet. Pit planting is recommended with staking at 2 feet above ground level and the attachment of a flexible spiral rabbit guard to each tree. The base of each tree should be treated with herbicide (glyphosate/Round up) in April each year for the first 5 years. Ties attaching the stakes to the trees should be gradually loosened as the trees grow with a view to eventually removing the support. Any losses should be replaced.
Highway edge marking
Notwithstanding the submitted plan, an amended plan showing an agreed form of edge of highway marking shall be submitted to and approved in writing by the Planning Authority prior to the commencement of works. The development shall be carried out in accordance with the approved plan.
recommended that the application be approved
do not oppose the application
proposed tree planting not a problem in relation to water main; already diverted main to facilitate entrance improvement
acceptable 20 standard trees (oak, beech, lime) at 2:1 ratio with detailed planting/aftercare specs due to easement constraints
