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25/10045/AIR PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 25/10045/AIR Applicant : G2 Developments Proposal : Information in relation to condition 6 of PA 24/91155/B providing details for the proposed soft landscaping Site Address : St Olaves Bowring Road Ramsey Isle Of Man IM8 3ES

Planning Assistant: Mrs Charlotte Crowe

Recommended Decision: Permitted

Date of Recommendation: 08.05.2025

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

NOTE. In this instance of the submitted drawings and documentation and after consultation with the Case Officer, 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 6 of application 24/91155/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 recorded as being electronically received on 19.03.2025 and SOH-C6-01A and Condition 6 - Soft Landscaping-A, recorded as being electronically received on 08.05.2025

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Officer’s Report

1.0 Description 1.1 The proposed application 24/91155/B for the demolition of existing building and construction of 4 no. detached dwellings was approved on by the Planning Committee on 09.12.2024 subject to 10 conditions, some of which required submission of additional information prior to the commencement of works.

1.2 This report is specific to Condition 6 which the applicants are seeking to satisfy.

1.3 Specific wording of the condition is as follows:

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25/10045/AIR 1.4 No development shall take place until full details of soft landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting showing, type, size, maximum height growth and position of each. All 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. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species

REASON: To ensure the provision of an appropriate landscape setting to the development and for biodiversity net gain.

2.0 Proposal 2.1 The applicant's agent has submitted a details of the full details for the soft landscaping along with a duly completed application form on 19.03.2025

2.2 The proposal lays out the following:

2.2.1 Private Paths and Patio Areas: MarshallsUrbex® Textured Paving is the perfect, practical, utility paving solution for any development project being economical but also quality. Suitable for all pathways and patios, choose from three popular ways, Buff, Natural or Charcoal. This British-made paving is a favourite among small house builders due to the hard-wearing nature of the product Available in three modular plan sizes and a choice of thicknesses, providing a paving solution that's suitable for multiple spaces.

2.2.2 Landscape Strategy: The south westerly part of the site is well establish woodland on a steeply sloping area which takes you down to a further area of flat grassland.

The landscape strategy aims to harmonise the development with its part rural / part residential surroundings.

No Trees are to be planted in the gardens of Pots 1-3 as the woodland behind is very dense.2.2.3 The main private access road to the development from Bowring Road will have a cobbled threshold incorporating an Aco channel will be finished in tarmac to the approved details and specification on 8G Architects SOH-C7-01.

2.2.3 Programme of implementation: All landscaping and planting is to be implemented in the first planting season post completion of the proposed dwellings and recommendations of BS 8545:2014 - trees: from nursery to independence in the landscape any trees or plants, which within a period of 5 years from the date of planting become damaged or Diseased shall be replaced during the next planting season with other trees or plants of a similar species and size.

All planting should be carried out during the first dormant season (November - March) following the completion of the proposed dwelling. Should it be necessary to plant during the summer months special care is required to avoid root desiccation and the effects of drought. Bare-rooted stock should NOT be planted outside the dormant period November - March.

2.2.4 Tree planting: All trees 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.

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25/10045/AIR Trees & hedges to 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.

Increased densities afford increased mutual protection to plants on exposed sites increasing survival and growth rates. On very exposed sites protective windbreak fencing must be considered and maintained throughout the establishment period. Through ground preparation is also essential before planting, and weed growth should be checked throughout the establishment period. Follow planting instructions and do not allow plants to dry out or plant in water logged ground or in frosty weather. Always ensure that plants are hardy, i.e. adapted to local conditions, and preferably buy local stock.

2.2.5 Planters 1-6: Trees - ACER CAMPESTRE: Height: 350 - 425cm Form: Standard (selected) Girth: 12-14cm Girth: Root: C Centres: 70-lOOL Quantity: 1 Shrubs - BERBERIS DARWINII: Height: 40- 60cm Root: C Centres : 3L

2.2.6 All Grass Seeded Area's 150mm 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.

2.2.7 A full plan has been provided titled SOH-C6-01: Please refer to the drawings and specifications.

3.0 Consultation 3.1 The Case Officer from the original application was consulted for advice on the satisfaction of condition. They have confirmed that the proposals are acceptable.

4.0 Recommendation 4.1 In this instance of the submitted drawings and documentation and after consultation with the case officer, 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 6 of application 24/91155/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

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25/10045/AIR 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 : 09.05.2025

Determining officer Signed : S BUTLER

Stephen Butler

Head of Development Management