195805 — 24/10038/AIR | Planning Portal IoM

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24/10038/AIR PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/10038/AIR Applicant : Eden Business Park Proposal : Information in relation to conditions 12, 21 and 22 for PA 22/00416/B - Information on bus stop, AMS report and tree root protection scheme for the Eden Park development. Site Address : Field 521881 Cooil Road Douglas Isle Of Man

Planning Assistant: Daniel Spencer

Recommended Decision: Permitted

Date of Recommendation: 24.05.2024

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

NOTE. In this instance of the submitted Hart 32-1-204 REV A - Eden Park Frontage-1 Sheet 1 of 3, Hart 32-1-205 REV A - Eden Park Frontage-1 Sheet 2 of 3 and Hart 32-1-206 - Eden Park Frontage-1 Sheet 3 of 3. The following documents for condition 21, Cooil Road AMS- 080424, TP-270923-P1-N, TP-270923-P1-S, TP-270923-P2-1, TP-270923-P2-2, TP-270923- P2-3, TP-270923-P2-4, TP-270923-P2-5, TP-270923-P2-M, condition 22 TR-270923-P1-N, TR-270923-P1-S, TR-270923-P2 and the schedule of Information and after consultation with the Forestry team and Highways Development team, 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;

o Condition 12 with the understanding that the approved bus shelter shall be completed and operational before the occupation of any unit within Zone, A, B, C & D and maintained thereafter for the lifetime of the development.

o Condition 21 with the understanding with the understanding that unless and until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant equipment, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for approved arboricultural or landscape works.

o Condition 22 with the understanding that these approved details shall be completed prior to the use of the cycleway and retained thereafter.

Plans/Drawings/Information;

This decision is in relation to the submitted Hart 32-1-206 - Eden Park Frontage-1 Sheet 3 of 3, Cooil Road AMS-080424, TP-270923-P1-N, TP-270923-P1-S, TP-270923-P2-1, TP-

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24/10038/AIR 270923-P2-2, TP-270923-P2-3, TP-270923-P2-4, TP-270923-P2-5, TP-270923-P2-M, TR- 270923-P1-N, TR-270923-P1-S, TR-270923-P2 and the schedule of Information submitted on the 15.04.2024 and Hart 32-1-204 REV A - Eden Park Frontage-1 Sheet 1 of 3, Hart 32- 1-205 REV A - Eden Park Frontage-1 Sheet 2 of 3 which was submitted on the 24.05.2024.

Officer’s Report

1.0 Description

1.1 The proposed application 22/00416/B for the combined approval in principle and full approval for phased development for industrial and business park uses including Class 2.1, 2.2, 2.3 and 2.4 together with access and associated infrastructure. Full approval for the access, estate road, strategic drainage infrastructure, structural landscaping and biodiversity enhancement areas and with Phase 1 of the employment units (Zone A). All matters apart from access reserved for the development within Zones B, C and D was approved on 24.07.2023 subject to 31 conditions some of which required submission of additional information prior to the commencement of works.

1.2 This report is specific to Conditions 12, 21 and 22 which the applicants are seeking to satisfy.

1.3 Specific wording of the conditions are as follows:

C 12. Prior to the commencement of any development details shall be provided of the location of the bus stop along Cooil Road shall be submitted to and approved in writing by the Department. The approved bus shelter shall be completed and operational before the occupation of any unit within Zone, A, B, C & D and maintained thereafter for the lifetime of the development.

Reason: In the interest of retaining existing trees where possible and to promote sustainable travel in the interests of reducing pollution and congestion.'

C 21. Prior to the commencement of the development hereby approved an Arboricultural Method Statement (AMS), adhering to the recommendations of BS5837:2012 (Trees in relation to design, demolition and construction - recommendations), shall be submitted to and approved in writing by the Department. The AMS should address all the technical design issues discussed in Section 6 of BS5837, and especially how tree protective fences which conform with British Standard 5837:2012 (or any British Standard revoking and re- enacting British Standard 5837:2012 with or without modification) have been erected around any existing trees and other existing landscape areas. Such areas include tree protection measures along Cooil Road (where new footpath/bus stop is to be installed) and estate road/roundabout section of the development. Unless and until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant equipment, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for approved arboricultural or landscape works.

Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.'

C 22. Notwithstanding Condition 20 prior to the commencement of the development hereby approved an Arboricultural Methods Statement that addresses the installation of permanent ground protection at the proposed cycleway shall be submitted to an approved by the

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24/10038/AIR Department and these approved details shall be completed prior to the use of the cycleway and retained thereafter.

Reason: To safeguard the areas to be landscaped and the existing trees'

2.0 Proposal

2.1 The applicant has submitted the following for condition 12, Hart 32-1-204 REV A - Eden Park Frontage-1 Sheet 1 of 3, Hart 32-1-205 REV A - Eden Park Frontage-1 Sheet 2 of 3 and Hart 32-1-206 - Eden Park Frontage-1 Sheet 3 of 3. The following documents for condition 21, Cooil Road AMS-080424, TP-270923-P1-N, TP-270923-P1-S, TP-270923-P2-1, TP-270923-P2-2, TP-270923-P2-3, TP-270923-P2-4, TP-270923-P2-5, TP-270923-P2-M, condition 22 TR-270923-P1-N, TR-270923-P1-S, TR-270923-P2 and the schedule of Information.

2.2 The information for condition 12 covers details on the location of the bus stop of Cooil Road including the surfaces to be used and its relationship to any trees in the area.

2.3 The information submitted for condition 21 and 22 includes the Arboricultural Method Statement which covers the proposed tree protection methods to be used on site including the permanent ground protection for condition 22. Also included in the report is the roles and responsibilities for the tree protection on the site with accompanying tree protection and tree removal plans for the site.

3.0 Consultation

3.1 The Forestry Team was consulted for advice on the satisfaction of condition 12, 21 and 22. The advice received on 10.05.2024, after their review of the submitted documents, concludes that they are pleased to confirm that the information satisfies the relevant clauses.

3.2 The Highway Services team was consulted for advice on the satisfaction of condition 12. The advice received on 24.05.2024, 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 Hart 32-1-204 REV A - Eden Park Frontage-1 Sheet 1 of 3, Hart 32-1-205 REV A - Eden Park Frontage-1 Sheet 2 of 3 and Hart 32-1-206 - Eden Park Frontage-1 Sheet 3 of 3. The following documents for condition 21, Cooil Road AMS- 080424, TP-270923-P1-N, TP-270923-P1-S, TP-270923-P2-1, TP-270923-P2-2, TP-270923- P2-3, TP-270923-P2-4, TP-270923-P2-5, TP-270923-P2-M, condition 22 TR-270923-P1-N, TR-270923-P1-S, TR-270923-P2 and the schedule of Information and after consultation with the Forestry team and Highways Development team, 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;

4.2 Condition 12 with the understanding that the approved bus shelter shall be completed and operational before the occupation of any unit within Zone, A, B, C & D and maintained thereafter for the lifetime of the development.

4.3 Condition 21 with the understanding with the understanding that unless and until the development has been completed these fences shall not be removed and the protected

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24/10038/AIR areas are to be kept clear of any building, plant equipment, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for approved arboricultural or landscape works.

4.4 Condition 22 with the understanding that these approved details shall be completed prior to the use of the cycleway 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: 24.05.2024

Determining officer Signed : A MORGAN Abigail Morgan

Acting Head of Development Management