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23/10025/AIR PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/10025/AIR Applicant : Delgatie Limited Proposal : Information in relation to conditions 36, 37, 38 and 39 of 20/01467/B - Landscaping, maintenance management, green roof and rooftop garden details Site Address : Marine Biological Station Breakwater Road Port Erin Isle Of Man IM9 6JA
Planning Officer: Mr Paul Visigah
Recommended Decision: Permitted
Date of Recommendation: 10.07.2023
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
NOTE . It is considered that the documents, letter, and plans received 10 March 2023, satisfies conditions 37, 38, and 39 of the approval, although these conditions will not be fully satisfied until such times as the works indicated on the documents and plans have been carried out in full and retained as such. It is not considered that Condition 36 has been fully satisfied, given that none of the submitted documents provide detailed drawings of the proposed lighting columns and fittings, or information about the levels of luminance and daily duration, as well as any measures for mitigating the effects of light pollution, elements which are required to satisfy part of Condition 36.
Plans/Drawings/Information;
This decision relates to the following documents:
o Agent's Covering Letter (dated 25 March 2023);
o Bauder Ltd Green Roof Specifications;
o Landscape master Plan (DRW. No. PTE-SQU-A0-00-DR-L-001 rev A);
o Detailed Landscape Plans for various floor levels: Drw. Nos. PTE-SQU-A0-00-DR-L- 101 rev A, PTE-SQU-A0-00-DR-L-102 rev A, PTE-SQU-A0-00-DR-L-103 rev A, PTE-SQU-A0- 00-DR-L-104 rev A, PTE-SQU-A0-00-DR-L-105 rev A, PTE-SQU-A0-01-DR-L-110 rev A, PTE- SQU-A0-02-DR-L-201 rev A, and PTE-SQU-A0-02-DR-L-202 rev A;
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23/10025/AIR o Detailed Planting Plans (All Levels): Drw. Nos. PTE-SQU-A0-00-DR-L-501, PTE-SQU- A0-00-DR-L-502, PTE-SQU-A0-00-DR-L-503, PTE-SQU-A0-00-DR-L-504, PTE-SQU-A0-00- DR-L-505, PTE-SQU-A0-00-DR-L-510, PTE-SQU-A0-00-DR-L-601, and PTE-SQU-A0-00-DR-L- 602;
o Indicative Roof Garden Details: Drw. Nos. PTE-SQU-A0-02-DR-L-901 and PTE-SQU- A0-02-DR-L-902;
o Plant Schedule and Nursery Specification prepared by Square Yard and dated 24 February 2023;
o Landscape Maintenance Report prepared by Square Yard and dated 24 February 2023;
o Landscape Strategy Report prepared by Square Yard and dated 24 February 2023; and
o Green Roof Specification prepared by Square Yard and dated 24 February 2023.
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Officer’s Report
SATISFACTION OF CONDITIONS 36, 37, 38 and 39
DESCRIPTION 1.1 This approval was granted on the condition, inter alia, that:
C 36. Landscaping Strategy - public areas Notwithstanding the details that have been submitted, the development hereby approved shall not commence until a detailed landscaping strategy and revised planting palette (which removes reference to use of griselinia, buddleia and Stipa tenuissima) , has first been submitted to the Department in writing to be agreed.
The detailed landscape strategy shall include a detailed landscaping layout, details of planting (no none non-native species), hard surfacing materials, site levels, external lighting, a space-sharing strategy, external cycle parking, public seating and details of all gradients, ramps and steps within publicly accessible areas of the development.
Soft landscaping works shall include: planting plans (at a scale not less than 1:100), written specification of planting and cultivation works to be undertaken and schedules of plants, noting species, plant sizes and proposed numbers / densities and a programme for the implementation, completion and subsequent management of the proposed landscaping.
Any proposed planting should be in accordance with details contained within the revised Planting Palette - which removes reference to use of griselinia, buddleia and Stipa tenuissima).
The hard surfacing details shall include details of planters and samples showing the texture and colour of the materials to be used and information about their sourcing/manufacturer.
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23/10025/AIR The lighting details shall include detailed drawings of the proposed lighting columns and fittings, information about the levels of luminance and daily duration and any measures for mitigating the effects of light pollution.
The development shall be carried out in accordance with the approved scheme and shall be retained as such thereafter.
Reason: To ensure that the development achieves a high standard of design, layout and amenity and makes provision for hard and soft landscaping which contributes to the creation of a high quality, accessible, safe and attractive public realm and that the lighting regime avoids impacts on marine and terrestrial ecology.
C 37. Maintenance and Ongoing Management Notwithstanding the details submitted, all soft and hard landscaping proposals shall be carried out in accordance with an approved landscape management programme/scheme to be submitted to and approved in writing by the Department and any details pursuant to any other conditions on this decision notice.
Any planting which, within a period of 5 years from the completion of the development, in the opinion of the Department is dying, being severely damaged or becoming seriously diseased, shall be replaced by plants of similar size and species to those originally required to be planted. Once provided, all hard landscaping works shall thereafter be permanently retained.
Reason: To ensure the implementation and management of a satisfactory scheme of landscaping which will help to integrate the proposed development into the local landscape in the interests of the visual amenity of the area.
C 38. Green roofs and wall The development hereby approved shall not progress beyond ground floor level until details of the provision of green roofs within the development has first been submitted to the Department in writing to be agreed.
The green roofs shall be designed to contribute to the creation of appropriate habitats targeted in Biodiversity Action Plan. o The details to be submitted shall comprise: o identification of the roof areas to be used for the provision of green roofs; o details of the planting to be used; and o details of the maintenance including irrigation. o The development shall be carried out in accordance with the details so agreed and shall be retained as such thereafter.
Reason: To ensure that the development makes appropriate provision for the protection, enhancement, creation and management of biodiversity
C 39. Rooftop gardens
Notwithstanding the details shown on the approved plans, the development hereby approved shall not progress beyond lower ground level until revised details for the approved roof terraces/gardens has first been submitted to the Department in writing to be agreed.
The revised details shall include: o A revised layout for each of the roof terraces which contributes to privacy for neighbouring occupiers and comfort for users of the roof terraces;
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23/10025/AIR o Hard and soft landscaping details; o Details of measures to address noise levels and wind microclimate; o Details of how inclusive access to and within communal rooftop gardens is achieved; o Details of proposed safety railings o The development shall be carried out in accordance with the details so agreed and shall be retained as such thereafter.
Reason: To ensure that the development achieves safe, comfortable and attractive amenity spaces.
2.0 PROPOSAL 2.1 The applicant has provided information to satisfy these conditions: notably, o Agent's Covering Letter (dated 25 March 2023); o Bauder Ltd Green Roof Specifications; o Landscape master Plan (DRW. No. PTE-SQU-A0-00-DR-L-001 rev A); o Detailed Landscape Plans for various floor levels: Drw. Nos. PTE-SQU-A0-00-DR-L- 101 rev A, PTE-SQU-A0-00-DR-L-102 rev A, PTE-SQU-A0-00-DR-L-103 rev A, PTE-SQU-A0- 00-DR-L-104 rev A, PTE-SQU-A0-00-DR-L-105 rev A, PTE-SQU-A0-01-DR-L-110 rev A, PTE- SQU-A0-02-DR-L-201 rev A, and PTE-SQU-A0-02-DR-L-202 rev A; o Detailed Planting Plans (All Levels): Drw. Nos. PTE-SQU-A0-00-DR-L-501, PTE-SQU- A0-00-DR-L-502, PTE-SQU-A0-00-DR-L-503, PTE-SQU-A0-00-DR-L-504, PTE-SQU-A0-00- DR-L-505, PTE-SQU-A0-00-DR-L-510, PTE-SQU-A0-00-DR-L-601, and PTE-SQU-A0-00-DR-L- 602; o Indicative Roof Garden Details: Drw. Nos. PTE-SQU-A0-02-DR-L-901 and PTE-SQU- A0-02-DR-L-902; o Plant Schedule and Nursery Specification prepared by Square Yard and dated 24 February 2023; o Landscape Maintenance Report prepared by Square Yard and dated 24 February 2023; o Landscape Strategy Report prepared by Square Yard and dated 24 February 2023; o Green Roof Specification prepared by Square Yard and dated 24 February 2023.
2.2 These documents and plans show:
a. The Conditions that are being satisfied and the documents provided to satisfy the stated conditions; b. Layout of areas of hard and soft landscaping on the entire site area; c. Details of native wildflower blanket system to be used within green roof; d. Details of all hard and soft landscaping layout for each floor level including material specifications; e. Details of plantings to be integrated within the soft landscaping scheme for each level, including number and specie; f. Details of structural elements of roof garden which includes drainage, irrigation, and details of other hard elements such as planter walls, permeable paving, support kerbs, rainwater outlet access, and mineral drains; g. Schedule of plants and nursery to be integrated within the soft landscaping scheme; and h. Details of landscape maintenance including health and safety, maintenance objectives, inspections, and operations.
3.0 ASSESSMENT 3.1 Condition 36: Landscaping Strategy - public areas
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23/10025/AIR 3.1.1 The DEFA Ecosystem Policy Officer has provided a written statement via an email dated 17 May 2023 which confirms that the Ecosystem Policy Team are content with the details provided to address conditions 36.
3.1.2 The detailed Landscape Strategy meets most of the requirements of the Condition as it provides details of plantings (with no non-native species) on pages 6 and 7; provides details and samples of hard surfacing materials (on page 3 of the Landscape Strategy Report), and shows details of space sharing strategy on page 5 of Landscape Strategy Report, and external cycle parking on page 8. 3.1.3 The submitted Landscape plans, detailed planting plans, and landscape Master plan, show detailed landscaping layouts for all the floors, site levels on the ground floor level plans, Identifies positions of and details of lighting bollards to be used within gardens, identifies public seating and details of all gradients, ramps and steps within publicly accessible areas of the development. These also show hard surfacing details - including details of planters showing samples that clearly depict colour, texture, and information about their sourcing/manufacturers.
3.1.4 The Planting Plans (Drawing Nos. PTE SQU A0 00 DR L 501 to PTE SQU A0 00 DR L 510) show details of all soft landscaping works and plantings to be carried out on each floor level within the scheme, including written specification of planting and cultivation works to be undertaken and schedules of plants, noting species, plant sizes and proposed numbers / densities; while the Landscape Maintenance Report details a programme for the implementation, completion and subsequent management of the proposed landscaping, which includes Short Term Management Operations (5 years), and Long Term Management Operations (5+ years).
3.1.5 The submitted Landscaping details, however, do not include detailed drawings of the proposed lighting columns and fittings, information about the levels of luminance and daily duration and any measures for mitigating the effects of light pollution. As such, it is not considered that the requirements of this condition of has been adequately met.
3.2 Condition 37: Maintenance and Ongoing Management 3.2.1 The DEFA Ecosystem Policy Officer has provided a written statement via an email dated 17 May 2023 which confirms that the Ecosystem Policy Team are content with the details provided to address conditions 37.
3.2.2 It is considered that the Landscape Maintenance Report which details Site Maintenance and responsibility (how responsibility for maintaining the landscaping around the development will be carried out). This report also provides details of maintenance operations for managing Hard and soft elements of the landscape, as well as the Short Term Management Operations (5 years), and Long Term Management Operations (5+ years).
3.1.5 The Landscape Maintenance Report also sets out the programme for the implementation, completion and subsequent management of the proposed landscaping on site, and as such satisfies the relevant parts of the condition.
3.2.3 Given the above, it is considered that, Landscape Maintenance Report satisfies Condition 37.
3.3 Condition 38 3.3.1 The DEFA Ecosystem Policy Officer has provided a written statement via an email dated 17 May 2023 which confirms that the Ecosystem Policy Team are content with the details provided to address conditions 36.
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23/10025/AIR
3.3.2 The Head of DEFA Building Control has also provided a written statement via an email dated 19 May 2023 which confirms that they are content with the hard elements of the green roof.
3.3.3 The submitted details show roof areas to be used for the provision of green roofs, details of the planting to be used (See Drawing No. PTE-SQU-A0-01-DR-L-110, PTE-SQU- A0-02-DR-L-201A, PTE-SQU-A0-02-DR-L-202A, PTE-SQU-A0-02-DR-L-601, and PTE-SQU- A0-02-DR-L-602). The submitted details, particularly the Green Roof Specification Document (YD2_PE_RP_CON 38/39) provides details of the green roof maintenance including irrigation.
3.3.4 These documents address all components of Condition 38. 3.4 Condition 39 3.4.1 The DEFA Ecosystem Policy Officer has provided a written statement via an email dated 17 May 2023 which confirms that the Ecosystem Policy Team are content with the details provided to address conditions 36.
3.4.2 Revised layout for the roof terraces proposed within the scheme has been provided within this submission. These documents which clearly show details of the hard elements of the landscaping proposal are also considered to show an appropriate material detail with manufacturer details and samples to show quality of finish in terms of final appearance and colour, as well as suitability to the site context. These revised layout plans also show sufficient soft landscaping details.
3.4.3 The Landscape plans also show position of acoustic slated screens which would serve to control noise from shared spaces within the development, as well as the use of vegetation barriers, and measures to fully secure unfinished work to prevent wind impacts on the development.
3.4.4 The submitted Landscape plans on their part show details of how inclusive access to and within communal rooftop gardens is achieved (with plans showing level access from the various spaces with communal rooftop gardens). These plans also show that the floors with the rooftop gardens have elevator access which indicate that the roof top garden spaces would be inclusive spaces.
3.4.5 Additionally, the plans and documents submitted to satisfy this condition provides details of proposed safety railings to be installed within the scheme.
3.4.6 Overall, the submitted details provided to address this condition are considered to be appropriate as they meet the requirements of this condition.
4.0 RECOMMENDATION 4.1 The following documents and plans satisfy part of Condition 36; 1. YD2_PE_RP CON 36 - landscape strategy report 2. PTE-SQU-A)-00-DR-L-001A - Landscape Master Plan 3. PTE-SQU-A0-00-DR-L-101A - Detailed Landscape GA_Sheet 1 4. PTE-SQU-A0-00-DR-L-102A - Detailed Landscape GA_Sheet 2 5. PTE-SQU-A0-00-DR-L-103A - Detailed Landscape GA_Sheet 3 6. PTE-SQU-A0-00-DR-L-104A - Detailed Landscape GA_Sheet 4 7. PTE-SQU-A0-00-DR-L-105A - Detailed Landscape GA_Sheet 5 8. PTE-SQU-A0-00-DR-L-501 - Planting Plan Sheet 1 9. PTE-SQU-A0-00-DR-L-502 - Planting Plan Sheet 2 10. PTE-SQU-A0-00-DR-L-503 - Planting Plan Sheet 3
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23/10025/AIR 11. PTE-SQU-A0-00-DR-L-504 - Planting Plan Sheet 4 12. PTE-SQU-A0-00-DR-L-505 - Planting Plan Sheet 5 13. PTE-SQU-A0-01-DR-L-110A - Mezzanine Level Landscape GA_Sheet 1 14. PTE-SQU-A0-01-DR-L-510 - Mezzanine Planting Plan 15. PTE-SQU-A0-02-DR-L-201A - roof level landscape GA_Sheet 1 16. PTE-SQU-A0-02-DR-L-202A - roof level landscape GA_Sheet 2 17. PTE-SQU-A0-02-DR-L-601 - Roof planting plan_Sheet 1 18. PTE-SQU-A0-02-DR-L-602 - Roof planting plan_Sheet 2 19. RP_PE_CON 36 - plant schedule and nursery specification
4.1.1 However, given that none of these documents which were provided to satisfy this condition includes detailed drawings of the proposed lighting columns and fittings, or information about the levels of luminance and daily duration, as well as any measures for mitigating the effects of light pollution, it is not considered that the requirements of Condition 36 has been adequately met.
4.2 The following document (RP_PE_CON 37_landscape maintenance report) satisfies Condition 37, although this condition will not be fully satisfied until such times as the works indicated on the document has been carried out in full and retained as such.
4.3 The following documents and plans satisfy condition 38, although this condition will not be fully satisfied until such times as the works indicated on the documents and plans have been carried out in full and retained as such; 1. PTE-SQU-A0-02-DR-L-901 - indicative roof details hard elements 2. PTE-SQU-A0-02-DR-L-902 - indicate roof details soft elements 3. YD2_PE_RP_CON 38/39 - green roof specification 4. RP_PE_CON 38 - indicated green roof specification 5. PTE-SQU-A0-01-DR-L-110A - Mezzanine Level Landscape GA_Sheet 1 6. PTE-SQU-A0-01-DR-L-510 - Mezzanine Planting Plan 7. PTE-SQU-A0-02-DR-L-201A - roof level landscape GA_Sheet 1 8. PTE-SQU-A0-02-DR-L-202A - roof level landscape GA_Sheet 2 9. PTE-SQU-A0-02-DR-L-601 - Roof planting plan_Sheet 1 10. PTE-SQU-A0-02-DR-L-602 - Roof planting plan_Sheet 2 11. RP_PE_CON 36 - plant schedule and nursery specification
4.4 The following documents and plans satisfy condition 39, although this condition will not be fully satisfied until such times as the works indicated on these documents and plans have been carried out in full and retained as such; 1. PTE-SQU-A0-02-DR-L-901 - indicative roof details hard elements 2. PTE-SQU-A0-02-DR-L-902 - indicate roof details soft elements 3. YD2_PE_RP_CON 38/39 - green roof specification 4. RP_PE_CON 38 - indicated green roof specification 5. PTE-SQU-A0-01-DR-L-110A - Mezzanine Level Landscape GA_Sheet 1 6. PTE-SQU-A0-01-DR-L-510 - Mezzanine Planting Plan 7. PTE-SQU-A0-02-DR-L-201A - roof level landscape GA_Sheet 1 8. PTE-SQU-A0-02-DR-L-202A - roof level landscape GA_Sheet 2 9. PTE-SQU-A0-02-DR-L-601 - Roof planting plan_Sheet 1 10. PTE-SQU-A0-02-DR-L-602 - Roof planting plan_Sheet 2 11. RP_PE_CON 36 - plant schedule and nursery specification.
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23/10025/AIR I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 10.07.2023
Determining officer
Signed : A MORGAN Abigail Morgan
Principal Planner
Copyright in submitted documents remains with their authors. Request removal
