10 December 2015 · Delegated - Head of Development Management (Jennifer Chance)
Dhoor House, Dhoor, Ramsey, Isle Of Man, IM7 4ed
The site is the curtilage of Dhoor House, a dwelling east of Ramsey Road in Dhoor, screened by mature trees and hedging in a woodland area not zoned for development. The proposal involves refurbishing drainage by bypassing the existing stone culvert under the driveway with a larger open ditch formed by gabion baskets f…
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The principal issues were potential visual impact and effects on the watercourse and habitats. On visual impact, the officer noted that once works are completed and new hedgerow planting established, …
Environment Policy 1
Protects countryside (land outside settlements or not designated for development) from adverse effects unless overriding national need and no alternative exists. Site is in 'woodland' area not zoned for development; officer considered visual impact but found proposal acceptable due to screening by reinstated hedgerow and minimal long-term change to character.
Environment Policy 7
Prohibits development causing demonstrable harm to watercourses unless mitigated; requires identification of watercourses, pollution measures, phased works, and normally 8m buffer. Officer noted Fisheries concerns over sediment/fish but confirmed mitigation via conditions (seasonal works, method statements) satisfied policy, with no unacceptable impact.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Soft landscaping scheme
Prior to the commencement of any works a soft landscaping scheme is required to be submitted to and approved in writing by the Planning Authority and these works shall be carried out as approved. Details of the soft landscaping works include planting to the roadside boundary, reinstating the existing hedgerow and should include details of species, heights, and centres. 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 or the operation of the hereby approved Drainage scheme, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, 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.
Works seasonal restriction
Works shall only take place at the site between the months of July and September inclusive, unless prior to that a suitably qualified ecologist has conducted an inspection of the site and found there would be no impact on any vulnerable eggs and fry within the site and an agreement is made with the Department. Reason: To afford suitable protection to vulnerable eggs and fry.
recommended the application be approved
no objections to the 5 trees that need to be removed
no objection to the proposed works, provided conditions are met: works restricted to July to Sep (inclusive); works affecting the watercourse conducted according to written method statements agreed in advance with Inland Fisheries Section
no objection to the proposal
DEFA Fisheries requests specific protective measures for fish populations during drainage works near a watercourse but will respond further after receiving additional information; Lezayre Parish Commissioners approve the application; Forestry has no objections to tree removal.
Key concern: impact on fish populations, eggs and fry from sediment disturbance
DEFA Fisheries
Conditional No ObjectionIn order to protect the fish populations that are known to be present in the stream below the culvert and possibly within the lower part of the culvert itself, DEFA Fisheries request the following; Works to replace the culvert would need to be restricted to the period from July to September (inclusive) in order to protect eggs and young fry; Fisheries will respond further to this application once the requested information has been received and considered
Conditions requested: works take place in the period from July to September (inclusive); consent form for removal of material from a watercourse; complete 'development within 9m of a watercourse' form; site visit required prior to any works to discuss minimising impact and agree method statement with contractors; DEFA Fisheries may carry out electrofishing within the existing culvert to remove and relocate any fish prior to work beginning
Lezayre Parish Commissioners
Support15/00987/B - Mr Peter Clucas Dhoor House Andreas Road Dhoor - Drainage refurbishment works. Approved Unanimous
DEFA Forestry, Amenity and Lands Directorate
No ObjectionI am writing to confirm that I have no objections to the 5 trees that need to be removed. A licence was issued for the removal of these trees under the Tree Preservation Act in April 2015.
