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25/10068/AIR PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 25/10068/AIR Applicant : Mr And Mrs D Pearce Proposal : Information in relation to condition 10 of PA 24/00474/B providing details for the Tree Replacement Plan and Tree Protection Plan Site Address : Former Barn To The Rear Of The Auburns 19 Lezayre Road Ramsey Isle Of Man

Planning Assistant: Mrs Charlotte Crowe

Recommended Decision: Permitted Date of Recommendation: 11.06.2025

Notes for Approval

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 10 of application 24/00474/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, 24_00474_B_TREE INFORMATION, PROPOSED TREE PLANTING, LETTER FROM NEIGHBOURS, and PHOTOGRAPHS OF PALM AND BOUNDARY TREES recorded as being electronically received on 23rd May 2025 and 28th May 2025. __

Officer’s Report

1.0 Description 1.1 The proposed application 24/00474/B for the erection of 2No Dwellings, alteration to existing vehicular access, and erection of replacement boundary wall (retrospective) to rear south boundary was approved on by the Planning Committee on 10.02.2025 subject to 14 conditions, some of which required submission of additional information prior to the commencement of works.

1.2 This report is specific to Conditions 10 which the applicants are seeking to satisfy.

1.3 Specific wording of the condition is as follows: 1.4 Prior to the commencement of the development hereby approved, the following shall be submitted and approved in writing by the Department:

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25/10068/AIR 1. A scheme for the protection of the retained trees (a tree protection plan), including a schedule of trees to be removed, in accordance with British Standard BS5837:2012 - Trees in relation to Design, Demolition and Construction-Recommendations.

A tree planting plan including size and species specification. The tree planting specification shall adhere to the recommendations of BS8545:2014 - Trees: from nursery to independence in the landscape - recommendations, and provide written evidence of such in relation to the evaluation and assessment of planting constraints and species selection.

The development shall not be carried out other than in accordance with the submitted tree information, and retained thereafter.

Any retained tree which within five years of the approved development being occupied or completed (whichever is the later) dies, are removed or become seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department.

REASON: To safeguard the existing trees and planting to be retained within the site.

2.0 Proposal 2.1 The applicants have has submitted a details of the full tree protection measures and planting details along with a duly completed application form on 23.05.2025

2.2 The applicants provided email correspondence between themselves and the Department's Tree Surveyor outlining the tree protection, tree removal and tree replacement.

West Boundary (Trees T25 to T29): To ensure protection, a wooden fence will be installed 4.1 meters away from Tree T29, extending to the bund wall of the Litney stream, where it will be positioned 4.5 meters from the West boundary. This fence will be secured with wooden posts staked into the ground. Additionally, wooden decking lengths will be fixed to the fence posts and returned towards the Privet hedge, incorporating gaps for inspection. Additional wooden posts will reinforce the structure for durability. Shown on drawing 24/00474/B_PC_Tree Protection Plan.

East Boundary (Trees T2 to T12): The proposed construction leaves a narrow space of 2.3 to 2.6 meters between the house and the boundary. Trees T2 to T12 occupy 1 meter to 1.2 meters of this space, making protective fencing difficult to install. Additionally, as this will only leave a space of between 1.1 and 1.3 it will be challenging to erect scaffolding and provide adequate working space. Given the poor condition of these trees, which are heavily covered in ivy and are dead or dying, we request permission for their removal.

2.3 Also provided is a detailed plan indicating the removal schedule, which outlines the following:

Tree ID, Species and Notes; T1 - Sycamore - Revised Category C extensive crown retrenchment. T30 - Holly - Effectively dead contained with group of shrubs (Portuguese laurel). T31 - Cordyline, T32 Cordyline, T33 Cordyline,T34 Cordyline, T35 Cordyline - Removal to accommodate mitigation planting Group 1 - 9 x Ash 2 x Hawthorn - Boundary trees identified as T2 T12 on constraints plan. Heavily ivy clad and previously topped. Removal also supported by neighbour letter which has been provided.

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25/10068/AIR

2.4 Tree Protection Plan Notes: Trees 25 and 29 are located in the neighbouring garden with RPAs extending into the garden of The Auburns.

• The development is set sufficiently back that the RPAs can be protected with an exclusion zone established for the duration of the build.
• Fence to consist of wooden panels supported by posts with single section of fencing to be adapted to allow inspection of protected area.
• The southern termination will be at the already constructed bund wall.
• The Northern termination will be at the boundary between The Auburns and The Oaks.
• Fence will be set at a minimum of 4.1m from the recognised boundary this is sufficient to encompass the calculated RPAs of all trees.
• The fence will be erected prior to the commencement of any groundworks and remain in situ for the duration of the construction project.
• No access will be given to the protected area (excluding pedestrian access to undertake landscape maintenance i.e. mowing of grassed area).
• No materials will be stored in the protected area.
• No fires or disposal of materials will be permitted within the protected area.

2.5 The Replanting Plan and Schedule proposes the following:

Species, Count, Specification, Form/Girth/Height; Ginkgo biloba, 3, Standard, 6-8 cmg, 2 - 3m Liquidambar styraciflua - Sweetgum, 2 Standard, 6-8 cmg, 2 - 3m Acer platanoides, 1, Select Standard, 10-12 cmg, 2.5-3.5m Hesperocyparis macrocarpa, 8, N/A, N/A, 1-2m Betula pendula - Purple birch, 2, Light Standard, N/A, 1.5-2.5m Malus sylvestris - Crab apple, 2, N/A, N/A, 1.5-2.5m Ornamental broadleaf, 1, N/A, N/A, 1 2m

2.6 A letter has been provided from the neighbouring property to confirm that trees identified as T2 to T12 are in visibly poor condition. They have confirmed that they have no objection to the removal.

3.0 Consultation 3.1 The Department's Forestry Team were consulted for advice on the satisfaction of condition. Mr Daniel Holden, The Department's Tree Surveyor has confirmed that "The Department is satisfied that the information provided is sufficient fulfil the condition imposed." 14.04.2025

3.1.1 Mr Holden requested that an additional 2 conditions be added. Whilst these cannot be lawfully implemented as the planning application decision is already final, I have noted them below:

3.1.2 Tree Removals and Protection:

The development must be carried out in accordance with the approved details on submitted plans:

1. 24/00474/B_PC_Tree Protection Plan.
2. 24/00474/B_PC_Tree removal plan and schedule.

No alterations or variations to the approved tree protection scheme, removals schedule or working methods shall be made without prior written consent of the Department.

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25/10068/AIR Reason: to ensure that all trees to be retained are adequately protected from damage to health and stability throughout the construction period.

3.1.3 Replanting:

The development must be carried out in accordance with the approved details on submitted plan 24/00474/B_PC_Tree replanting plan and schedule.

1. All trees to the frontage of Lezayre Road must be planted in the first planting season (November to March) following the completion of approved connection works to the mains sewerage system.
2. All remaining trees must be planted in the first planting season (November to March) following completion of the development.
3. All trees must be planted with at least 1 tree stake and tie, installed in accordance with the recommendations of BS8545:2014.
4. If, within 5 years, any of the replacement trees are cut down, uprooted, removed, destroyed, die or become, in the opinion of the Department, seriously damaged or defective, another tree of the same species shall be planted at the same location, unless the Department agrees in writing to vary the requirement.

No alterations or variations to the approved tree replanting scheme shall be made without prior written consent of the Department.

Reason: to mitigate the loss of canopy cover and visual amenity caused by the implementation of the approved development scheme and to ensure that the replacement trees successfully establish in the landscape.

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 10 of application 24/00474/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: 12.06.2025

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner