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PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 25/10039/AIR Applicant : Tevir Group Proposal : Information in relation to condition 5 of PA 23/01223/B providing details for the hard and soft landscaping to be implemented Site Address : Villiers Square Fort Street Douglas Isle Of Man IM1 2AX
Deputy Head of Customer Service and Technical Support: Charlotte Crowe
Recommended Decision: Permitted Date of Recommendation: 15.09.2025
N1. No approval is yet given to the highway works outside of the areas shown in pink, as these areas are still subject a Highways Agreement.
N2. In the instance of the submitted details and after consultation with a Principal Planner, 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 5 of planning application 23/01223/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 and drawings submitted to the Department, titled: APPLICATION FORM, 2319-EXA-ZZ-00-DR-L-00300 LEVELS PLAN, 2319- EXA-ZZ-00-DR-L-00200 PLANTING PLAN, 2319-EXA-ZZ-00-DR-L-00102 KERBS AND EDGES PLAN, 2319-EXA-ZZ-00-DR-L-00101 HARD LANDSCAPE PLAN and 2319-EXA-ZZ-00-DR-L- 00100 GENERAL ARRANGEMENT PLAN, all recorded as being electronically received on 12.06.2025 as well as Dwg No 2319-EXA-ZZ-00-DR-L-00200 and 2319-EXA-ZZ-00-DR-L- 00607 received on 06.08.2025 and 2319-EXA-ZZ-00-DR-L-00190 recorded as being electronically received on 11.09.2025. __
Officer’s Report
1.0 DESCRIPTION 1.1 The proposed application 22/00675/B for the construction of mixed use commercial building including commercial office (class 1.2 & 2.1), retail (class 1.1) and leisure uses (class 4.4) complete with basement parking, food & drink (class 1.3 and 1.4), and 80 bedroom hotel including restaurant and operational areas (class 3.1) was approved by the Planning Committee on the 22.04.2024 subject to 21 conditions some of which required submission of additional information prior to the commencement of work
1.2 This report is specific to condition 5 which the applicants are seeking to satisfy.
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1.3 Specific wording of the condition is as follows:
Notwithstanding the level of information provided to date, a hard and soft landscaping scheme shall be submitted to and approved in writing by the Department prior to the commencement of above ground works relating to the development. This shall include details relating to all green roofs associated with the development.
All landscaping shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with the programme agreed in writing with the Department. 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: To ensure the provision of an appropriate landscape setting to the development and to assist the creation and management of biodiversity.
2.0 PROPOSAL 2.1 The applicant's agent has submitted detailed plans in relation to the landscaping, along with a duly completed application form received on 05.03.2024. Amendment to these plans in relation to the Highways Agreement were received on 12.06.2025.
2.2 Details in relation to the boundary have been provided and are as follows:
SITE BOUNDARY FOR CONDITION 5 APPLICATION (all details outside of the line but within the red line boundary will be submitted at a later date once agreed with Highways DC) (Purple dashed line)
RED LINE BOUNDARY (Red dashed line)
AREA IN THE SCOPE OF BRYAN G HALL, REFER TO HIGHWAY ENGINEER'S DRAWINGS. (Aqua coloured solid line)
ASSUMED BASEMENT SLAB (Blue dashed line)
BUILDING OVERHANG (Black dashed line)
2.3 The proposed landscaping is as follows:
ET01 - CONCRETE KERB MATCH WITH EXISTING EDGE TYPE 01 SUPPLIER: HARDSCAPE OR SIMILAR APPROVED PRODUCT: CYCLE KERB FLAT STRAIGHT 300X250 SIZE: 300 X 250 X 1000MM FINISH: KELLEN LAVARO COLOUR:TO MATCH WITH EXISTING
ET02 - CONCRETE TRANSITION KERB SUPPLIER: HARDSCAPE OR SIMILAR APPROVED PRODUCT: HALF-BATTERED DROP TRANSITION 300X240 SIZE: 300 X 240 X 1000 MM FINISH:KELLEN LAVARO COLOUR: TO MATCH WITH EXISTING
ET03 - CONCRETE RAISED KERB 100MM UPSTAND SUPPLIER: HARDSCAPE OR SIMILAR APPROVED PRODUCT: HALF-BATTERED STRAIGHT 300 X 240 SIZE: 300 X 240 X 1000 MM FINISH:KELLEN LAVARO COLOUR: TO MATCH WITH EXISTING
ET04 - BESPOKE NATURE STONE EDGE SUPPLIER: HARDSCAPE OR SIMILAR APPROVED PRODUCT: BESPOKE MATERIAL: SILVA VILAR SIZE: 500(W) X VARIOUS (L) X VARIOUS (H) MM
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ET05 - COMBINED KERB AND DRAINAGE SUPPLIER: HARDSCAPE OR SIMILAR APPROVED SIZE: TO HIGHWAY'S SPECIFICATION FINISH:TO HIGHWAY'S SPECIFICATION
ET06 - BESPOKE FENCING WITH MAINTENANCE GATE TO ARCHITECT'S SPECIFICATION
ET07 - METAL EDGING SUPPLIER: KINLEY OR SIMILAR APPROVED PRODUCT: ALUEXCEL SIZE:150MM (H) X VARIES LENGTH
2.4 The proposed landscape furniture is as follows:
BENCH TO FT05A SUPPLIER: STREETLIFE OR SIMILAR APPROVED PRODUCT:ROUGH&READY 6 BENCHES FT07 - HAND RAILS TO STEP AND RAMPS SUPPLIER:KENT STAINLESS OR SIMILAR APPROVED SIZE: 1000 MM UPSTAND, COMPLIANT HANDRAIL WITH INTERMEDIATE RAIL FT08 - BIKE RACKS SUPPLIER:STREETLIFE PRODUCT:SOLID BIKE RACKS FT09 - VENT LOCATION SHOWN INDICATIVELY. REFER TO ARCHITECT'S DETAIL AND SPECIFICATION FT10 - BIN STORE STRUCTURE WITH GREEN ROOF TO ARCHITECT'S DETAILS FT11 - RETAINING WALL TO RAMP FT12 - POTENTIAL BIRD BOX LOCATION FT13 - POTENTIAL KIOSK LOCATION FT14 - SCREENING/ FENCING STRUCTURE TO ARCHITECT'S DETAIL
2.5 The proposed soft landscaping has been highlighted within the detailed plan and included is the:
PROPOSED TREES IN GROUND ORNAMENTAL PLANTING ORNAMENTAL PLANTING IN VENTED RAISED PLANTER ASTRO TURF 88.20M 2 PRODUCT: TIGER TURF - LANDSCAPE: LONDON ORNAMENTAL PLANTING IN RAISED PLANTER SEDUM ROOF 44 M 2 PRODUCT: BAUDER EXTENSIVE LIGHT WEIGHT SEDUM HERB PLANTINGS IN PLANTER
2.6 Additional drawings were provided on 11.09.2025 which detail the exact soil volumes for the tree planting. These details have been checked and confirmed by the Forestry Department.
3.0 CONSULTATION
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3.1 One of the Department's Principal Planner Officers were consulted for advice on the satisfaction of condition. The advice received on (16.06.2025), after their review of the submitted documents, concludes that they are pleased to confirm that the information satisfies the relevant clauses.
3.2 The Department of Infrastructure Highways Division were consulted for comments on the details that have been provided. After their review of the submitted and amended documents, The have concluded that the information satisfies the relevant clauses, though have added a note in relation to the works outside of the site and in relation to the highway.
"The soft/hard landscaping within the pink line boundary can be applied for discharge, with all of the necessary highway alteration works to be applied for separately in the future. This will allow the developers to get going on their internal works, and not hold the Department to any proposals for highway works made under this application." 19.06.2025
No approval is yet given to the highway works outside of the areas shown in pink, as these areas are still subject a Highways Agreement.
3.3 The Department's Ecosystems Policy Team were consulted for comment and noted the following "having looked at the species list they are proposing to plant bearberry cotoneaster which is an invasive plant species listed on S8 of the Wildlife Act. This should be removed as cotoneaster is easily dispersed by birds." 17.07.2025 - The issues raised were subsequently addressed in revised drawing submitted on 06.08.2025
3.4 The Department's Forestry team were consulted for advice. After their review of the submitted and amended documents, The have concluded that the information satisfies the relevant clauses. 15.09.2025
4.0 RECOMMENDATION 4.1 In the instance of the submitted details 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 5 of planning application 23/01223/B, under the understanding that the development shall not be carried out unless in accordance with the approved details. __
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: 19.09.2025
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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