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24/10075/AIR PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/10075/AIR Applicant : KelDevelopments Proposal : Information in relation to condition 3 of PA 22/01485/B for details containing the soft and hard landscaping plan Site Address : Part Of Field No. 121388 And Former Dale Nurseries Oatlands Road Andreas Isle Of Man

Planning Assistant: Charlotte Gatt

Recommended Decision: Permitted

Date of Recommendation: 13.09.2024

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

NOTE1. In this instance of the submitted drawings and 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 3 of application 22/01485/B, under the understanding that the development shall not be carried out unless in accordance with the approved details.

Plans/Drawings/Information; This decision hereby approved relates to drawings and documents submitted to the Department on 26th July 2024 titled: Condition Application Form, Condition 3 - Hard and Soft Landscaping-Rev A, Information on Sod Banks and Landscaping Plan- Rev A. __

Officer’s Report

1.0 Description 1.1 The proposed application 22/01485/B for the Residential development comprising 31 dwellings with associated roads, plots, drainage and open space proposals were approved by the Planning Committee on 22.05.2023 subject to 14 conditions, some of which required submission of additional information prior to the commencement of works.

1.2 This report is specific to Condition 3 which the applicants are seeking to satisfy.

1.3 Specific wording of the conditions are as follows:

1.4 No development shall take place until full details of both soft and hard landscaping works have been submitted to and approved in writing by the Department and these works

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24/10075/AIR shall be carried out as approved. Details of the soft landscaping works shall include additional planting to all Public Open Spaces and between parking areas for plots 1 to 3, 4- 5, 6-7, 8-9, 12-13, 14-15, 16 to 21, 22-23 & 24-25 and 26-27. All planting (including tree planting), seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the hereby approved dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. The hard landscaping should include details of the surface finish of the driveway and footpaths as well as any fencing/walls to all boundaries of the dwellings. The hard landscaping works shall be completed in full accordance with the approved details prior to the first use of the dwelling.

Reason: To ensure the provision of an appropriate landscape setting to the development and in the interest of biodiversity.

2.0 Proposal 2.1 The applicants have provided an updated landscaping plan and document which outlines the materials and planting to be implemented.

2.2 The area outlined on the plan in the lighter grey are to be finished in tarmac for the footpaths, the darker grey colour is also tarmac for the roads and vehicular access. The areas marked in grey flagstone on the plan for the private paths and patio areas are to be finished in MarshallsUrbex®. The roads and public footpaths will be finished in tarmac to the approved details and specification on drawing 22/392/700/001A.

2.3 The private car park and parking areas are to be finished in Driveline Priora® a low maintenance permeable driveway solution. It is designed to manage driveway drainage by allowing surface water to pass through the joints directly into the ground below, reducing the risk of flooding and not overloading drains.

2.4 All rear and side gardens unless they are Manx sod banks and hedges will be constructed with an 1800 mm high timber fence.

2.5 The northern and part western boundary is formed of well established Manx banks and associated hedgerows. They are generally dense and mostly in a good condition. There is a timber fence to the rest of the eastern boundary and also to the south boundary where it backs on to existing residential properties. The landscape strategy aims to harmonise the development with its rural surroundings.

2.6 All trees are to be planted as 3 year old saplings to improve chances of tree establishing. Large trees are to be kept away from dwellings to avoid future conflict. Smaller species to be located near to dwellings. Trees & hedges will be planted and maintained until established in accordance with BS 8545:2014 - trees: from nursery to independence in the landscape prior to implementation of tree and hedge planting. Stock protection is to be implemented until the Trees and hedges become established and suppliers and manufacturers recommendations should be followed. For clarification tree planting on site to be selected from the list below.

2.6.1 Native Trees - Fagus sylvatica (Common Beech) 14 - 16cm, Acer campestre (Field Maple) 14 - 16cm, Quercus robur (English Oak) 14 - 16cm, Corylus avellana (Hazel) 14 - 16cm.

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24/10075/AIR 2.6.2 Boundary Planting / Screening - Fagus sylvatica 1 - 1.2m, Elaeagnus x ebbing, Prunus lusitanica.

2.6.3 Native Hedgerow Planting, Crataegus monogyna (Hawthorn), Prunus spinosa (Blackthorn), Ilex, aquifolium (Holly), Ulex gallii (Western gorse), Guelder rose (Viburnum opulus).

2.7 All Grass Seeded Area's 150mm finished with depth of topsoil + minimum 150mm depth subsoil. To be sown with DLF PM 120 'Slowgrowth' or similar approved. Sown at a rate of 35-50g/m2. Please refer to the approved Manx Roots drawings and specifications from parent application.

3.0 Consultation 3.1 Miss Sophie Costain from the Department's Ecosystem Policy Team was consulted for advice on the satisfaction of condition. The advice received 12.09.2024 after their review of the submitted documents, concludes that they are pleased to confirm that the information satisfies the relevant clauses, they added some additional advice and notes for the applicant to consider which have been addressed in updated revised drawings and documents (A).

4.0 Recommendation 4.1 In this instance of the submitted drawings and 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 3 of application 22/01485/B, under the understanding that the development shall not be carried out unless in accordance with the approved details.

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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: 25.09.2024

Determining officer Signed : A MORGAN Abigail Morgan

Acting Head of Development Management