DEC Officer Report

Application No.: 23/10083/AIR Applicant: Mr G Halton Proposal: Information in relation to conditions 6, 8, 10, 11 and 13 for PA 22/00682/REM for Construction Environmental Management Plan, Invasive Species Management Plan, Common Lizard Habitat Management Plan, Bat and Bird Box Plan and information on roadside boundary. Site Address: Former Howstrake Holiday Camp King Edward Road Onchan Isle Of Man IM3 2JP Planning Assistant: Mr Daniel Spencer Recommended Decision: Permitted Date of Recommendation: 11.09.2023

Conditions and Notes for Approval

In this instance of the submitted 23_24 Bat and Bird Box Plan FINAL, 23_24 CEMP Howstrake FINAL, 23_24 Common Lizard Habitat Management Plan FINAL, 23_24 Invasive Species Management Plan FINAL, Howstrake C9600 Wall Plan, Howstrake P011 Rev A Drystone Wall, cover letter & application and after consultation with the case officer, who are happy with the level of detail, it is deemed sufficient to achieve the desired outcome and would be considered satisfactory for the following planning conditions:

• o Condition 6 with the understanding all works shall be undertaken in full accordance with the approved details.
• o Condition 8 with the understanding all works must then be undertaken in full accordance with this plan.
• o Condition 10 with the understanding all works must then be undertaken in full accordance with this plan.
• o Condition 11 with the understanding all works must then be undertaken in full accordance with this statement.
• o Condition 13 with the understanding this approved scheme shall be completed in full prior to the occupation of the dwelling and retained thereafter.

Plans/Drawings/Information;

This decision relates to the submitted 23_24 Bat and Bird Box Plan FINAL, 23_24 CEMP Howstrake FINAL, 23_24 Common Lizard Habitat Management Plan FINAL, 23_24 Invasive Species Management Plan FINAL, cover letter & application submitted 07/08/2023 and the Howstrake C9600 Wall Plan, Howstrake P011 Rev A - Drystone Wall submitted on the 11/09/2023.

Officer’s Report

1.0 Description - 1.1 The proposed application 22/00682/REM for the reserved Matters application to PA No 21/01435/B for the erection of a dwelling and associated ancillary accommodation was approved on 22.05.2023 subject to 12 conditions some of which required submission of additional information prior to the commencement of works. - 1.2 This report is specific to Condition 6, 8, 10, 11 and 13 which the applicants are seeking to satisfy. - 1.3 Specific wording of the conditions are as follows:

"C6 Prior to the commencement of development, including construction and enabling works, a Construction Environmental Management Plan (CEMP) shall be submitted in writing to the Department for approval. The CEMP shall include the following:

• o Precautionary Working Method Statements for common lizards, common frogs, bats and breeding birds.
• o Working methods to ensure that Wildlife Act 1990 Schedule 8 plants are not spread.
• o Measures to be put in place for the protection of the surrounding habitats during construction, including protective fencing and construction exclusion areas.
• o Measures to be taken to prevent water, sediment and pollution runoff from site, including measures to prevent the degradation of the neighbouring Douglas Bay Marine Nature Reserve and measures for the avoidance of light pollution onto surrounding habitats. All works shall be undertaken in full accordance with the approved details. Reason: In the interests of biodiversity."

"C8. Prior to the commencement of development, including construction and enabling works, a common lizard habitat management plan shall be submitted in writing to the Department for approval. This plan shall include a management regime for the lizard habitat management areas and details of how the 4 lizard hibernacula (as shown on the Landscape Masterplan) are to be created. All works must then be undertaken in full accordance with this plan.

Reason: In the interests of biodiversity."

• "C10. Prior to the commencement of development, including construction and enabling works, an Invasive Species Management Plan shall be submitted in writing to the Department for approval. All works must then be undertaken in full accordance with this plan. Reason: In the interests of biodiversity."
• "C11. Prior to the commencement of development, including construction and enabling works, a bat and bird box plan, containing details including the location, specifications and timing of installation, of bat and bird boxes that are to be erected on the new buildings, shall be submitted in writing to the Department for approval. All works must then be undertaken in full accordance with this statement.

Reason: In the interests of biodiversity."

"C13. Prior to the commencement of the development hereby approved, details shall be submitted to, and approved in writing by the Department a scheme which sets out the roadside boundary details (not timber fencing) along the King Edward Road. This approved scheme shall be completed in full prior to the occupation of the dwelling and retained thereafter.

Reason; In the interest of the visual amenities of the area."

2.0 Proposal - 2.1 The applicant's agent have now submitted the following documents:

• o 23_24 Bat and Bird Box Plan FINAL for the satisfaction of condition 11 which covers proposed bird & bat boxes for the site which includes locations, types and dates for installation prepared by Ecology Vannin.
• o 23_24 CEMP Howstrake FINAL for the satisfaction of condition 6 which covers precautionary working methods for common lizards, frogs, bats and breeding birds. Methods to prevent the spread of schedule 8 plants. Methods for protection to the surrounding habitats during construction and measures for the prevention water, sediment and pollution from the site.
• o 23_24 Common Lizard Habitat Management Plan FINAL for the satisfaction of condition 8 which includes information regarding the management of the scrub and bracken as well as a management plan for the Lizard Hibernacula as well as methods of monitoring.
• o 23_24 Invasive Species Management Plan FINAL for the satisfaction of condition 10 which includes information for the management methods for the prevention of spreading schedule 8 plants.
• o Howstrake C9600 Wall Plan for condition 13 which shows the proposed design for the boundary wall which is similar to the wall that is already on the site.
• o Howstrake P011 Rev A - Drystone Wall for condition 13 which shows the locations for the drystone walling in relation to the site. As well as a cover letter with information related to conditions 7 advising that enabling works need to start for them to gain access to building B2 to carry out the assessment and that Manx Wildlife Trust are aware.

3.0 Consultation - 3.1 The DEFA Ecopolicy Officer was consulted for advice on the satisfaction of condition. After comments from the officer and the agent the advice received on the 24/08/23, after their review of the submitted documents, and additional comments from the agent concludes that they are pleased to confirm that the information satisfies the relevant clauses for conditions 6, 8, 10 & 11 as well as agreement regarding the delay for the root assessment and the need for machinery on site. The case officer also confirmed that the information for condition 13 satisfies the condition.

4.0 Recommendation - 4.1 In this instance of the submitted 23_24 Bat and Bird Box Plan FINAL, 23_24 CEMP Howstrake FINAL, 23_24 Common Lizard Habitat Management Plan FINAL, 23_24 Invasive Species Management Plan FINAL, Howstrake C9600 Wall Plan, Howstrake P011 Rev A Drystone Wall, cover letter & application and after consultation with the case officer, who are happy with the level of detail, it is deemed sufficient to achieve the desired outcome and would be considered satisfactory for the following planning conditions:

• o Condition 6 with the understanding all works shall be undertaken in full accordance with the approved details.

• o Condition 8 with the understanding all works must then be undertaken in full accordance with this plan.
• o Condition 10 with the understanding all works must then be undertaken in full accordance with this plan.
• o Condition 11 with the understanding all works must then be undertaken in full accordance with this statement.
• o Condition 13 with the understanding this approved scheme shall be completed in full prior to the occupation of the dwelling and retained thereafter.

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: 29.09.2023 Determining officer

Signed : C BALMER Chris Balmer Principal Planner