19 March 2019 · Delegated - Principal Planner (Sarah Corlett)
Island Media Studios, Mountain View Innovation Centre, Jurby Road, Lezayre, Ramsey, Isle Of Man, IM7 2eb
The proposal involves relocating a sod bank bordering the entrance to Mountain View Innovation Centre 1.5m further back from Jurby Road and lowering it to 0.7m in height, with the new verge seeded with grass and 12 trees along the bank felled to achieve this.
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The officer assessed visual impact, highway safety, and ecology as key considerations. Visually, lowering and moving the sod bank back with tree removal would create a moderate alteration and slightly…
Environment Policy 1
Protects the countryside 'for its own sake'. The officer assessed the moderate visual alteration from lowering the sod bank and tree removal as not unacceptably damaging, supported by DEFA Forestry no objection.
Environment Policy 4
Prevents development adversely affecting species/habitats of local importance including landscape features important to wild flora/fauna. Addressed via condition restricting works timing to protect sod bank ecology following DEFA advice; no objection subject to this.
General Policy 2
Requires safe/convenient access (h) and no unacceptable effect on road safety/traffic flows (i). Proposal improves visibility splays on derestricted road, outweighing shortfall from 160m standard, as better than existing 35m.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Construction timing restriction
No works to or on the sodbank outlined in the application plans shall be carried out between 22nd April and 31st August 2019 or 31st March - 31st August inclusive in any subsequent year until the works are completed and the bank relocated. Reason: To preserve and protect the flora and ecology of the sod bank during the late spring and summer months, in accordance with Environment Policy 4, and following advice from DEFA Ecosystem Policy Team.
no objection to the tree removal required as part of the work proposed
no objection to the application as the intention is to retain the sod hedge with reduced height, but recommended retaining turfs/top soil for wildflowers and no work between 31st March - 31st August per Manx Hedge management code
recommend the application be approved
DEFA Biodiversity has no objection but recommends retaining turfs/topsoil and no work during March-August; DEFA Forestry has no objection to tree removal; Lezayre Parish Commissioners approved by majority vote.
Key concern: Potential adverse impact on wildlife if sod hedge disturbed between 31st March - 31st August
DEFA Biodiversity
Conditional No ObjectionThough I have no objection to the application as the intention is to retain the sod hedge with reduced height; Sod hedges are an important part of the Manx countryside which support a variety of wildlife
Conditions requested: Turfs or top soil from the current sod bank be retained and placed on top of the newly positioned and lowered sod bank in order to retain the existing seed bank and thus the existing wildflowers; No work is undertaken on the sod hedge between the dates of 31st March - 31st August, as per the Manx Hedge Management - Code of Best Practise
Lezayre Parish Commissioners
SupportApproved 4-1 Majority
DEFA Forestry
No ObjectionI have no objection to the tree removal required as part of the work proposed
