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25/10012/AIR PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 25/10012/AIR Applicant : Mr Mike Davies Proposal : Information in relation to condition 3 of PA 23/01407/B giving details of protection measures at Land West Of Glenfaba Road 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 3 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 submitted to the Department titled: APPLICATION FORM, PROTECTION PLAN REV 2 and C3 TREE&HEDGELINE PROTECTION REV 2 all recorded as being electronically received by the Department 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 (3) which the applicants are seeking to satisfy.

1.3 Specific wording of the condition is as follows:

No development, including works of site clearance and ground preparation, shall take place until a scheme detailing measures for the protection of the following features during the construction process has been submitted to and approved in writing by the Department:

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25/10012/AIR

i) trees along the southern edge of the site; ii) trees in the vicinity of the new surface water outfall on the western site boundary; iii) retained sod banks to the east and west of the site; and iv) Field 311836 (outside of the road area).

Development shall be carried out in accordance with the approved scheme, with the agreed protection measures to remain in place for the duration of the construction period.

REASON: In order to safeguard the character and visual amenity of the area

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 details include a comprehensive plan outlining the boundary / vegetation areas protected with stock fencing, trees that are to be protected with herras fencing on all sides of out-fall works, hedgelined to be protected with orange net fencing during services of installation and the herras site fencing that is to be erected and maintained during the remainder of the construction works. An area has also been outlined as 'excluded from construction stock fencing'.

2.3 Revision 2 of the TREE HEDGELINE PROTECTION document details the following:

2.3.1 Site Delineation & Security. Upon commencement of works, the Contractor will establish possession of the site and set up perimeter boundaries and internal site compounds for site offices and welfare facilities. The initial work on site will include the erection of a 'Heras' security fence around the entirety of the site to secure the site perimeter and prevent access from members of the public. The boundary to the site will be maintained at all times.

2.3.2 Protection measures (as outlined in the protection plan and as in para 2.2 of this report).

2.3.3 Trees/hedge line/retained sod bank along the southern and western edge of the site: Initial construction activity involves installation of ducting to facilitate the overhead diversion. During this work a minimum 1m buffer zone to hedge line and Tree RPAs is to be established with orange netlon barrier fence. The Clients Ecological Clark of Works (ECoW) will verify the position is at a suitably sufficient distance to avoid damage to the root systems. Following installation of services heras security fencing to be erected and maintained for duration of works. The ECoW will verify the position is at a suitably sufficient distance to prevent damage to the root systems.

2.3.4 Trees in area of the outfall to river -The outfall location has been chosen to avoid excavation in close proximity to RPAs of any trees. Heras fencing will be erected on both sides of the working corridor to protect existing trees. The ECoW will verify the position is at a suitably sufficient distance to avoid damage to the root systems.

2.3.5 Retained vegetation west of the site -The remaining boundary to field 311785,311835 will be protected by erecting a stock fence a minimum of 1m from the edge of vegetation.

2.3.6 West of field 311836/ boundary with Glenfaba Road - Heras fencing with access gates at the site entrance will erected and maintained for the duration of the Construction works.

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25/10012/AIR The position of the fenceline will need amending to facilitate relocation of the existing sod hedges for creation of the vision splays and for grassland enhancement

2.3.7 Exclusion areas field 311836 - The area identified outside of the working area and including a portion of Fungi zone 3 will be protected for the duration of the works with stock fencing

2.3.8 Root Protection Areas o the Prohibited Zone (1m from the trunk) o the Precautionary Zone (4 x the tree circumference) o the Permitted Zone (outside of the Precautionary Zone)

2.3.9 Restrictions within Protection Areas Inside the exclusion area of the Protective Fencing, the following shall apply: o No mechanical excavation. o No excavation by any other means without ECoW site supervision. o No hand digging without a written method statement having first been approved by the client's ECoW. o No ground level changes whatsoever. o No storage of plant or materials. o No storage or handling of any chemicals. o No vehicular access.

2.3.10 Avoiding Crown and Stem Damage Great care must be exercised when working close to retained trees; for example plant and machinery with booms, jibs and counterweights and the passage of tall or wide loads etc. This passage should be controlled by a banksman's to maintain adequate clearance. Pruning shall be kept to the barest minimum necessary to facilitate development and shall be carried out in strict accordance with the guidance from the ECoW.

3.0 Consultation 3.1 The Department's Ecosystem Policy Team (Biodiversity) were consulted for advice on the satisfaction of condition. The advice received 04.03.2025, 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 are content with the protection measures contained in the documents 'Tree/Hedge line Protection Rev2' and 'Protection Plan Rev 2'. The works must be undertaken as per the details contained within these documents." 04.03.2025

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 3 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

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25/10012/AIR Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management