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24/10113/AIR PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/10113/AIR Applicant : Mr David & Mrs Wendy Davies Proposal : Information in relation to condition 3 of PA 24/00561/B giving details showing the landscaping plan at Balladoyne, St Johns Site Address : Balladoyne Main Road St Johns Isle Of Man IM4 3NA

Planning Assistant: Charlotte Gatt

Recommended Decision: Permitted

Date of Recommendation: 16.12.2024

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

This application has been recommended for approval for the following reason. In this instance of the submitted drawings and documentation provided and after consultation with the Case Officer from the original application, who is 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 24/00561/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 titled: Application Form and MH525-01A 1-100 A1 PLANTING PLAN. All recorded as being electronically received on 04.11.24 __

Officer’s Report

1.0 Description

1.1 The proposed application 24/00561/B for the erection of a two storey dwelling with associated groundworks, drainage and site access amendments 30.07.2024 subject to 9 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 condition is as follows:

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24/10113/AIR Notwithstanding the details that have been submitted, the development hereby approved shall not commence until a detailed landscaping plan, has first been submitted to the Department in writing to be agreed. The detailed landscape plan shall include a detailed landscaping layout, details of planting (no none non-native species), hard surfacing materials, site levels, and details of the landscape features (hedges and trees) marked to be retained on site. Soft landscaping works shall include: planting plans (at a scale not less than 1:100), written specification of planting and cultivation works to be undertaken and schedules of plants, noting species, plant sizes and proposed numbers / densities and a programme for the implementation, completion and subsequent management of the proposed landscaping. No Wildlife Act 1990 Schedule 8 non-native invasive plant species are to be planted on site. The development shall be carried out in accordance with the approved scheme and shall be retained as such thereafter. Any additional removal must be compensated for by replacement planting in accordance with details which have first been approved in writing by the Department. Reason: To ensure that the development achieves a high standard of design, layout and amenity and makes provision for hard and soft landscaping which contributes to the creation of a high quality, accessible, safe and attractive environment. 2.0 Proposal 2.1 The applicant's agent has submitted a range of documents and drawings outlining the materials and finishes to be implemented as well as the tree planting that is proposed. 2.2 The applicant's agent has provided a detailed drawing listing the location of each type of plant and tree. 2.3 Trees are to be supplied as container grown standards (Air-pots recommended) and to be of a good shape with straight stems, well balanced heads, a clearly defined leader and without elongated shoots. Tree and shrub containers shall be of the recommended size. Root growth should substantially fill the containers, without being root bound, and be in a condition conducive to successful transplanting. Trees and shrubs are to be fully hardened off before being planted out and correctly labelled with full botanical name. Plants are to be protected from damage and adverse weather conditions prior to planting out. 2.4 Areas for planting are to be cleared of existing vegetation, including removal of existing tree and shrub stumps and roots. If areas are unsuitable for planting due to compaction of substrate or presence of stone/rubble, the area shall be excavated to 450mm depth, with arisings removed. Planting bed to be backfilled with good quality, clean topsoil to finished level. If required, planting areas should be covered with cardboard or weed control membrane, to prevent weeds from seeding and perennial weeds from establishing prior to planting. Planting of container grown stock may be carried out at any time, if ground and weather conditions are favourable, and adequate watering and weed control can be provided following planting. 2.5 Hedge planting areas are to be cultivated to a depth of 200 mm, in suitable dry weather conditions, and with all compaction relieved. Undesirable material brought to the surface is to be removed, including weeds, roots, stones larger than 75mm diameter and any foreign matter. 2.6 Soil conditioner such as well-rotted manure or peat-free compost is to be spread to a depth of 50mm and incorporated. 2.7 It is proposed that mychorrizal biofertiliser granules is also incorporated into tree and shrub planting pits, at recommended dosages. Plant roots should be indirect contact with the granules. Tree pits are to be 300mm greater diameter and 150mm depth than plant container. Shrub pits sizes should allow 75mm clearance between the rootball and side of the pit. 2.8 All compaction around tree pits is to be relieved. Backfill to tree pits to be good quality topsoil mixed with organic soil conditioner.

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24/10113/AIR 2.9 Trees and shrubs to be planted at nursery depth, in an upright position and watered in after planting. Hedge mixes to be planted at 600mm centres in a double staggered row and in accordance with the specified mix ratios. 2.10 Trees are to be supplied with double stakes and bar (600mm finished height). Trees are to be provided with clear spiral rabbit guards, supplied with ventilation holes, following planting. 2.11 Hedge planting areas are to be mulched followed planting with 50mm settled depth of composted bark chips, free pests, fungus and weeds. Areas are to be cleared of weeds and watered prior to mulch being spread. Trees in grassed area to be surrounded by one metre diameter weed-free area until established, achieved through mulching or supply and fixing of mulch mat.

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 11.12.2024 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 drawings and documentation provided and after consultation with the case officer from the original application, who is 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 24/00561/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: 17.12.2024

Determining officer Signed : J SINGLETON

Jason Singleton

Principal Planner