168969 — 23/10055/AIR | Planning Portal IoM

==== PAGE 1 ====

23/10055/AIR PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/10055/AIR Applicant : Hartford Homes Ltd Proposal : Information in relation to Conditions 2, 4, 5, 7, 9, 11 & 14 for PA 21/01567/B for replacement of existing dwelling with the erection of 7 detached dwellings with integral garages and associated access, drainage and landscaping. Site Address : Netherby Douglas Road Castletown Isle Of Man IM9 1TN

Planning Assistant: Mr Daniel Spencer

Recommended Decision: Permitted

Date of Recommendation: 04.09.2023

Conditions and Notes for Approval

NOTE . In this instance of the submitted documents and plans listed above and after consultation with the case officer, who are happy with the level of detail, it is deemed sufficient to achieve the desired outcome on the following conditions:

o Condition 2 with the understanding that the scheme shall be implemented as approved before any equipment, machinery or materials are brought onto the site, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed within any protected area, and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the prior written consent of the Department.

o Condition 4 with the understanding that development shall not be carried out other than in accordance with the approved Method Statement.

o Condition 5 with the understanding that development shall not be carried out other than in accordance with the approved Method Statement.

o Condition 7 with the understanding that hard and soft landscaping works shall be carried out in accordance with the approved strategy before any part of the development is first occupied and shall be managed thereafter in accordance with the approved habitat management plan. Any trees or plants which within a period of five years from planting die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.

o Condition 9 with the understanding that the relevant works shall be carried out in accordance with the approved details/samples.

o Condition 11 with the understanding that the foul and surface water drainage systems shall be permanently retained in working order thereafter.

==== PAGE 2 ====

23/10055/AIR

o Condition 14 with the understanding that lighting will be implemented to the approved information.

Plans/Drawings/Information;

The decision of this report relates to the following documents and plan:

o Application o Netherby Schedule of Information o 5086.01A Planting Plan 1 of 2 o 5086.02A Planting Plan 2 of 2 o 5086.03A Landscape Management Plan o Netherby Finishes Schedule o Drain Maintenance Schedule o Kingfisher Datasheet o Lighting Proposal o Manx Roots Arboricultural Method Statement o Manx Wildlife Trust Technical Note o Marta Data Sheet for House Lighting o Pump Station Information PA 21 01567 B Netherby, Douglas Road, Castletown o Tree Protection Plan 030423-P1 o Tree Protection Plan 030423-P2

Officer’s Report

1.0 Description

1.1 The proposed application 21/01567/B for the replacement of existing dwelling with the erection of 7 detached dwellings with integral garages and associated access, drainage and landscaping was approved on 01/03/2023 subject to 18 conditions some of which required submission of additional information prior to the commencement of works.

1.2 This report is specific to Condition 2, 4, 5, 7, 9, 11 & 14 which the applicants are seeking to satisfy.

1.3 Specific wording of the condition as follows:

"C2. No site clearance, preparatory works or development shall take place until a scheme for the protection of the existing trees and hedgerows shown as being retained on Dwg No OTP-150322 (Outline Tree Protection Plan), together with an arboricultural method statement, has been submitted to and approved in writing by the Department. The scheme shall be implemented as approved before any equipment, machinery or materials are brought onto the site, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed within any protected area, and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the prior written consent of the Department.

Reason: In the interests of visual amenity and biodiversity."

"C4. Prior to commencement of development (including works of site clearance) a Working Method Statement and eradication plan for Schedule 8 non-native invasive plant species on

==== PAGE 3 ====

23/10055/AIR the site shall be submitted to and approved in writing by the Department. Development shall not be carried out other than in accordance with the approved Method Statement.

Reason: In order to protect and enhance biodiversity."

"C5. Prior to commencement of development (including works of site clearance), a Precautionary Working Method Statement for common lizard, common frog and breeding birds, shall be submitted to and approved in writing by the Department. Development shall not be carried out other than in accordance with the approved Method Statement.

Reason: To provide adequate safeguards for the ecological species existing on the site."

"C7. Notwithstanding details already submitted, no development shall commence (including works of site clearance) until a hard and soft landscaping strategy for the site (other than private gardens) has been submitted to and approved in writing by the Department. The strategy shall include a detailed landscaping layout for the site; 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 (no non-native species), plant sizes and proposed numbers/densities; hard surfacing materials; existing and finished site levels; a long-term habitat management plan for the wildflower area shown on the Landscape Plan (Hart_55_06A) based on the methodology specified in the Habitat section in Table 1 of the Manx Wildlife Trust's Technical Note: Biodiversity Metric and Ecological Mitigation Plan - Netherby; and an implementation programme. Hard and soft landscaping works shall be carried out in accordance with the approved strategy before any part of the development is first occupied and shall be managed thereafter in accordance with the approved habitat management plan. Any trees or plants which within a period of five years from planting die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.

Reason: In order to safeguard the character and appearance of the area and enhance biodiversity."

"C9. No development shall take place above ground level until details and/or samples of all external facing materials have been submitted to and approved in writing by the Department. The relevant works shall be carried out in accordance with the approved details/samples.

Reason: In order to safeguard the character and appearance of the area."

"C11. None of the dwellings hereby approved shall be occupied until foul sewage and surface water drainage systems have been provided as shown on Plan Nos Hart_55_16A (Drainage Plan Pumped Option) and Hart_55_03B (Proposed Site Plan) in accordance with details that shall previously have been submitted to and approved in writing by the Department. The details to be submitted shall include arrangements for ongoing maintenance and de-sludging. The foul and surface water drainage systems shall be permanently retained in working order thereafter.

Reason: In order to prevent flooding on the highway, to prevent pollution and in order to safeguard the living conditions of adjoining occupiers."

"C14. No external lighting shall be installed or operated within the site other than in accordance with a scheme of low level lighting (designed in accordance with the recommendations outlined in the BCT and ILP Guidance Note 8 Bats and Artificial Lighting (12 September 2018)) which shall previously have been submitted to and approved in writing by the Department. The lighting scheme to be submitted shall include detailed

==== PAGE 4 ====

23/10055/AIR drawings of lighting columns and fittings, information about the levels of luminance and daily duration and any measures for mitigating the effects of light pollution.

Reason: In the interest of visual amenity and to protect and enhance wildlife interests."

2.0 Proposal

2.1 Regarding Condition 2 the applicant has submitted a Manx Roots Arboricultural Method Statement, Tree Protection Plan 030423-P1 and Tree Protection Plan 030423-P2 for the satisfaction of the condition. The report covers methods for tree protection during the works as well as the proposed method for onsite monitoring during the works. The two plans highlight where the proposed protection methods are to be placed and with each plan showing the two different phases during construction.

2.2 Regarding Condition 4 & 5 the applicant has submitted Manx Wildlife Trust Technical Note report which contained a method statement for the eradication plan for Schedule 8 plant species at Netherby and a precautionary working method statement for common lizards, common frogs and breeding birds including what the method would be if any are discovered.

2.3 Regarding Condition 7 the applicant submitted a DEP Landscape Management Plan and Planting Plan (Sheet 1 of 2 and 2 of 2) which covered the health and safety and landscape maintenance of the site as well as plans covering the locations, types and where relevant size and orientation of the planting. After comment from the ecological officer advising the proposed seed mix is no longer in use the applicant sent in amended plans with a new seed mix stated.

2.4 Regarding Condition 9 the applicant submitted the Netherby Finishes Schedule document which covered the external finishes to the proposed developments. At request of the case officer more detail was requested the garage door and roof to which the applicant provided an amended version of the Netherby Finishes Schedule document which the case officer approved as satisfactory to the condition.

2.5 Regarding Condition 11 the applicant submitted a Drain Maintenance Schedule and Pump Information PA 21_01567_B Netherby, Douglas Road, Castletown which covered the maintenance of the foul and rainwater drainage on site as well as the management company who will be in charge of the maintenance of the sites rain and foul water systems. Included in the pump information is confirmation that the system will be in private use and that the dual pump system will be installed, operated and maintained in line with the manufacturer's recommendations.

2.6 Regarding Condition 14 the applicant the applicant submitted the Kingfisher Lighting Proposal, Kingfisher Data Sheet and Marta Data Sheet for House Lighting highlighting the type of external lighting they propose to use on their site as well as a site plan that shows the location of the street lighting and the highlighting the light levels for the street lighting on the site.

3.0 Consultation

3.1 The DEFA Ecopolicy Officer was consulted for the satisfaction of conditions 4, 5, 7 & 14. After reviewing the submitted documents and any amendments they considered the information satisfactory for the approval of those conditions.

==== PAGE 5 ====

23/10055/AIR The DEFA Forest Team were consulted for the satisfaction of condition 2. After reviewing the submitted documents they considered the information satisfactory for the approval of those conditions.

4.0 Recommendation

4.1 In this instance of the submitted documents and plans listed above and after consultation with the case officer, who are happy with the level of detail, it is deemed sufficient to achieve the desired outcome on the following conditions:

o Condition 4 with the understanding that development shall not be carried out other than in accordance with the approved Method Statement.

o Condition 5 with the understanding that development shall not be carried out other than in accordance with the approved Method Statement.

o Condition 9 with the understanding that the relevant works shall be carried out in accordance with the approved details/samples.

o Condition 11 with the understanding that the foul and surface water drainage systems shall be permanently retained in working order thereafter.

o Condition 14 with the understanding that lighting will be implemented to the approved information.

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: 02.10.2023

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner