169240 — 23/10097/AIR | Planning Portal IoM

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23/10097/AIR PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/10097/AIR Applicant : John Lee Proposal : Information in relation to Condition 12 for PA 22/00549/B for a Construction Environmental Management Plan (CEMP) Site Address : Site 1 Of Former Isle Of Man Holiday Camp Switzerland Road Douglas Isle Of Man

Planning Assistant: Mr Daniel Spencer

Recommended Decision: Permitted

Date of Recommendation: 11.10.2023

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

In this instance of the submitted Application for Discharge of Condition and its supporting documentation, 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 planning condition 12 of application 22/00549/B with the understanding that all the agreed measures shall be adhered to in full for the duration of the development.

Plans/Drawings/Information;

This decision relates to the submitted application for Discharge of Condition, 2108_C12 App 01 Project Delivery Team, 2108_C12 App 02 Site Logistics Plan dwg, 2108_C12 App 03 Manx Roots Tree Protection Plan Dwg, 2108_C12 App 04 Manx Roots Tree Removal Details, 2108_C12 App 05 CCG Ground Investigation Report, 2108_C12 App 06 Manx Roots INNSMS, 2108_C12 App 07 Ecology Vannin Technical note, 2108_CEMP issue 2 310823 and 2108_Submission for Planning Condition 12 (cover letter) which were submitted 31/08/2023.

Officer’s Report

1.0 Description

1.1 The proposed application 22/00549/B for the creation of a parkland campus facility comprising of a head-quarters office building with restaurant, café, collaborative working areas and 66 associated staff accommodation units with associated landscaping was approved on 22/11/2022 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 12 which the applicants are seeking to satisfy.

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23/10097/AIR 1.3 Specific wording of the condition as follows:

Prior to the commencement (excluding site clearance) of the development hereby approved a Construction Environmental Management Plan (CEMP), shall be submitted to the Planning Authority for written approval. The CEMP will need to contain details of the roles, responsibilities, training, procedures and monitoring on-site which will ensure that the environment is protected during all phases of the development and all environmental legislation and policy is adhered to. The CEMP will need to incorporate the following avoidance and mitigation measures and the works must be undertaken in strict accordance with these measures:

o A precautionary working method statement which demonstrates how construction and site operations will avoid and mitigate detrimental impacts on birds - timescales for vegetation removal and suitable checks by an ecologist. o A precautionary working method statement which demonstrates how construction and site operations will avoid and mitigate detrimental impacts on bats - pre-felling inspections of trees with potential roost features by a suitable qualified ecological consultant and responsible tree removal methodologies, use of bat sensitive construction lighting, storage plans for vehicles and equipment, action to be taken should bats be encountered during constructions works, measures to be taken should any additional trees be identified for removal, including pre-felling inspections by an ecologist and additional mitigation should potential roost features be found. o A precautionary working method statement which demonstrates how construction and site operations will avoid and mitigate detrimental impacts on common lizards - reasonable avoidance measures for lizards, and measures to be taken should lizards be encountered during construction works. o Details of the measures to be taken to prevent the surrounding woodland from the damaging impacts of dust, noise, sediment runoff, and bio harmful pollutants. o Details of the measures to be taken to prevent damage or disturbance to the surrounding boundary trees and woodland - construction exclusion zones and use of protective fencing which shall be maintained throughout the works and which is replaced promptly should it become damaged. o Responsible removal methodologies for the Schedule 8 invasive plants Montbretia and Griselinia.

All the agreed measures shall be adhered to in full for the duration of the development.

Reason: To ensure that the environment is protected during all phases of the development and all environmental legislation and policy is adhered to."

2.0 Proposal

2.1 The applicant's agent have now submitted the following for the satisfaction of the condition; an Application for Discharge of Condition, 2108_C12 App 01 Project Delivery Team, 2108_C12 App 02 Site Logistics Plan dwg, 2108_C12 App 03 Manx Roots Tree Protection Plan Dwg, 2108_C12 App 04 Manx Roots Tree Removal Details, 2108_C12 App 05 CCG Ground Investigation Report, 2108_C12 App 06 Manx Roots INNSMS, 2108_C12 App 07 Ecology Vannin Technical note, 2108_CEMP issue 2 310823 and 2108_Submission for Planning Condition 12 (cover letter). The submitted documents have been submitted in support of the included CEMP which covers there proposals and operating procedures to reduce and manage the adverse issues from the construction phase of the development on the environment and site neighbours.

Included within the CEMP are methods to avoid and mitigate impacts on birds, bats and lizards including timescales for vegetation removal, pre-felling inspections of trees by a

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23/10097/AIR qualified ecological consultant and methods for the protection of the woodland as well as methods for removal of Schedule 8 invasive plants.

3.0 Consultation

3.1 The DEFA Ecopolicy Officer was consulted for advice on the satisfaction of condition. The advice received on 04/09/2023, after their review of the submitted documents, concludes that they are pleased to confirm that the information satisfies the relevant clauses.

4.0 Recommendation

4.1 In this instance of the submitted an Application for Discharge of Condition, 2108_C12 App 01 Project Delivery Team, 2108_C12 App 02 Site Logistics Plan dwg, 2108_C12 App 03 Manx Roots Tree Protection Plan Dwg, 2108_C12 App 04 Manx Roots Tree Removal Details, 2108_C12 App 05 CCG Ground Investigation Report, 2108_C12 App 06 Manx Roots INNSMS, 2108_C12 App 07 Ecology Vannin Technical note, 2108_CEMP issue 2 310823 and 2108_Submission for Planning Condition 12 (cover letter) 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 planning condition 12 of application 22/00549/B with the understanding that all the agreed measures shall be adhered to in full for the duration of the development.