26 November 2019
Annacur House, Annacur Lane, Douglas, Isle Of Man, IM2 2ea
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Highway Services objects to the application due to multiple issues with highway layout, visibility splays, footways, and access suitability; Arboricultural Officer has no objection but recommends tree protection conditions; Ecosystem Policy Officer raises concerns on native planting and bat provisions; Douglas Borough Council reserves comment.
Key concern: Highway Services opposes due to unacceptable highway layout unsuitable for adoption and safe access
Highway Services Division
ObjectionHighway Services opposes the application as the proposed highway layout is unacceptable.; The applicant has not demonstrated that safe and suitable access to the development would be achievable for all highway users.; It is also unsuitable for highway adoption.
Conditions requested: redesign highway alignment with smooth kerb line; provide footway along full length or no footway with shared use and 2m service strips; link footpath between plots 6 and 7 to existing adopted footpath; correct visibility splays at internal junction per Manual for Manx Roads and Manual for Streets; submit revised scale plans with visibility splays and track plots showing 10.5m refuse vehicle movements; limit planting/boundary treatments to 0.6m height; revise position of parking bay side of plot 13; reduce plot 12 driveway gradient to 1:12; undertake Stage 1 Road Safety Audit; applicant funds Traffic Regulation Order for 20mph speed limit
Arboricultural Officer
Conditional No ObjectionThe Tree Protection Plan (TR-24819) submitted 29th August 2019, the Arboricultural Method Statement submitted 12th September 2019 and the BS8545:2014 Planting Proposal submitted 23rd September addresses all of the tree related issues on this site.
Conditions requested: No retained tree shall be cut down, uprooted, destroyed, pruned, cut or damaged in any manner during the development phase and thereafter within 5 years from the date of occupation; Prior to the commencement of the development hereby approved, the protective measures detailed in the Tree Protection Plan (drawing TR-24819) and Arboricultural Method Statement shall be fully installed and implemented and retained for the duration of the construction process; The development shall be supervised in strict accordance with the monitoring process detailed in the approved Arboricultural Method Statement and the Department shall be copied in to the site visit notes; The replacement tree planting shall be carried out in accordance with the BS8545:2014 Planting Proposal
Douglas Borough Council
No CommentDouglas Borough Council has no objections.; Given the nature of the below applications, size and type of development the Council would like to consider these at the next Environmental Services Committee meeting... Until such time the Council will reserve making comment
Ecosystem Policy Officer
Conditional No ObjectionAs per the preliminary ecological appraisal which recommended native tree planting within gardens and on boundaries, and the resulting planning condition 12. I request that the proposal for the use of Norway Maple on site is replaced by the use of an appropriate Manx native species.; Have bat surveys yet been undertaken on the trees to be removed?; I am also yet to see plans for the erection of 2 maternity roost boxes
Conditions requested: replace Norway Maple with appropriate Manx native species
