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25/10011/AIR PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 25/10011/AIR Applicant : Mr Mike Davies Proposal : Information in relation to condition 2 of PA 23/01407/B for full details of the soft landscaping plan, planting specification and timetable for implementation Site Address : Land West Of Glenfaba Road Fields 311835, 311836 And 311785 Glenfaba Road Peel Isle Of Man

Planning Assistant: Charlotte Gatt

Recommended Decision: Permitted Date of Recommendation: 13.03.2025

Notes for Approval

N : Notes attached to conditions

NOTE. In this instance of the submitted documentation and after consultation with the case officer confirming that they 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 2 of application 23/01407/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 documents received by the Department Titled: APPLICATION FORM, Revised Landscape Plan 10057112-ARC-XX-XX-DR-C-0328_C03 - Proposed Landscape Plan and C2 Soft Landscaping plan response, recorded as being electronically received on 03.03.2025

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Officer’s Report

1.0 Description 1.1 The proposed application 23/01407/B for the construction of a new Sewage Treatment Works and creation of new vehicular access was approved at appeal on 16.07.2024 subject to 19 conditions, some of which required submission of additional information prior to the commencement of works.

1.2 This report is specific to Condition (2) which the applicants are seeking to satisfy.

1.3 Specific wording of the condition is as follows:

Notwithstanding the details shown on Dwg No 10057112-ARC-XX-XX-DR-T-0613 Rev P1, no development shall commence, including works of site clearance and ground preparation, until a soft landscaping scheme has been submitted to and approved in writing by the

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25/10011/AIR Department. The scheme shall include details of all trees to be retained together with all new trees and hedgerows and shall include a landscaping plan, planting specification and a timetable for implementation. Development shall be carried out in accordance with the approved scheme. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased, shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department.

REASON: In order to safeguard the landscape character and appearance of the area and in the interest of biodiversity.

2.0 Proposal 2.1 The applicants have submitted details providing information for works to be implemented for site clearance and ground preparation, for the soft landscaping scheme along with a duly completed application form received on 03.03.2025

2.2 The soft landscaping plan response details the following: There are no trees which require removal for these works. A new tree line is to be planted to the west of the Treatment works in field 311836. This is to comprise: 60%: Sessile Oak Quercus petraea Remaining 40%: Crab Apple Malus sylvestris Alder Alnus glutinosa Downy Birch Betula pubescens ssp tortuosa Eared Willow Salix aurita Aspen Populus tremula.

2.2.1 All planting of bare root stock to be carried out November to March with no planting during poor weather conditions. Trees to be planted in pits to fully accommodate root systems, with subsoil broken up to a depth of 15cm below the base of the pit. On planting, loosen roots and place root ball in centre. Backfill with excavated topsoil with compost and add 50mm of mulch. Trees to be secured in position using straight, round timber stakes (top diameter 10cm), protected with biodegradable tubex 12D shelters, driven into the ground to a minimum depth of 30cm. Stakes to be positioned off-centre on the prevailing wind side of the tree. The aim is to ensure that in 30 years the tree canopy will be continuous with no more than 10% of gaps in canopy and no individual gaps more than 5m wide. All plantings will be checked with the project ecologist to ensure that native species suitable to the soil are selected.

2.2.2 Hedgerows and Planting Specification Hedgerows to the west of the site are to be retain and enhanced. A small section of this existing hedgerow will require removal to install the surface water outfall, this will be replaced with new hedging as part of the enhancement/bolster planting proposed. Four sections of hedgebanks are to created or reinstated, totalling 392 in length. See Proposed Landscape Plan for locations. Banks are to be created in line with traditional local style using mounded low fertility substrate - typically over a field rubble interior - faced with a grassland component topped with shrubs (see planting list below). Bank dimensions to suit existing or 91.44cm high x 182.88 cm wide as per The Isle of Man Planning Scheme (Development Plan) Order 1982. Existing soil from the site will be re-used wherever possible to minimise loss of soilbased invertebrates and the native seedbank. The bank will be seeded with a suitable native seed mix of neutral soils. Hedge spacing details have been provided.

2.2.3 The planting list includes: Woody species: Blackthorn Prunus spinosa Burnet Rose Rosa pimpinellifolia Crab Apple Malus sylvestris Eared Willow Salix aurita Elder Sambucus nigra Hawthorn Crataegus monogyna

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25/10011/AIR A total of 335m of bolster planting is proposed along the existing western hedgebank, using the species above and planted to achieve a continuous hedge line.

2.2.4 The Timetable for implementation states the following: Removal of hedgebanks 10/03/2025 - 31/03/2025 - start date is weather dependant (3-5 days above 5°C overnight) to determine hibernation season.

Bolster Planting and Hedgerow planting to entrance 01/11/2025 - 31/03/2026 during first season following commencement to provide alternative nesting and foraging opportunities.

Tree and hedgerow planting at boundary of new works 01/11/2027 - 31/03/2028 post construction of Treatment works.

3.0 Consultation 3.1 The Department's Ecosystem Policy Team (Biodiversity) were consulted for advice on the satisfaction of condition. The advice received 06.03.2025, after their review of the submitted and updated documents, concludes that they are pleased to confirm that the information satisfies the relevant clauses.

"The Ecosystem Policy Team can confirm that we are content with the details contained in the revised Proposed Landscaping Plan (Drg No. 10057112-ARC-XX-XX-DR-C-0328 Rev C03) and the C2 Soft Landscaping Plan Response. Works should be undertaken in full accordance with these details." 06.03.2025

4.0 Recommendation 4.1 In this instance of the submitted documentation and after consultation with the case officer confirming that they 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 2 of application 23/01407/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 the Head of Development Management 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 : 14.03.2025

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management