**Document:** Officer Planning Report Recommendations **Application:** 08/01535/B — Bridge alterations **Decision:** Permitted **Decision Date:** 2008-11-10 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/86170-sulby-cronk-garrow-sulby/documents/1236399 --- # Officer Planning Report Recommendations ## Planning Report And Recommendations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report SITE The application site forms the curtilage of Cronk Garrow, Sulby Glen, Sulby, which is a detached property, located on the eastern side of the Sulby Glen, and south of the Sulby Village. ## Land Use Zoing / Planning Policy The application site is within an area recognised as being an area of 'white land \& woodland' not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; however the site is within an area zoned as High Landscape or Coastal Value and Scenic Significance. - Isle of Man Planning Scheme (Development Plan) Order 1982 - The Isle of Man Strategic Plan (20th June 2007) ### Planning History The previous planning applications are considered relevant in the assessment and determination of this application:- Erection of timber decked steel bridge to replace existing stone bridge - 02/01967/B - REFUSED on the following ground:- "The design and form of the proposed bridge is incongruous within its surroundings and is visually detrimental to the areas status as possessing high landscape value and scenic significance." Widening of existing bridge - 91/01778/B - APPROVED Widen existing bridge - 91/01162/B - APPROVED ### Proposal The application seeks approval for bridge alterations. The new bridge is to be built over the existing stone arch and central support pier; with the new bridge structure to be independent of the existing structure consisting is steel edge beams with reinforced concrete infill between steel webs. The proposal does propose to increase the width of the driveway over the bridge from 2.6 metres to 3.7 metres as well as increasing the width of the existing access by the same amount. ### Representations Lezayre Parish Commissioners:- No objection Highway Division:- Do not oppose The Drainage Division have no objection and ask for an informative note is attached to any approval decision notice. Wildlife and Conservation Division:- "Whilst there are no records of bats roosting at this site, there are many holes with bat potential on the bridge abutments and adjacent walls. I understand that the underside of the bridge will not be affected. If consent is provided, I recommend a condition restricting works to the April-September period when bats are active (this should fit with safe bridge working conditions), and requiring a bat check by the DAFF Wildlife and Conservation Division or a licensed bat worker immediately prior to the development work, as a precaution to protect bats." Inland Fisheries:- "The Department has some concerns regarding this application due to the proximity of the works to the river. For the protection of spawning and juvenile fish no machinery should enter the river and no in-channel works should be carried out between the months of October to June inclusive. Measures must be in place during construction works to safeguard the watercourse from run-off and sedimentation. For further advice and guidance, please contact Inland Fisheries Section of DAFF." ## Manx National Heritage:- "Don't object, MNH is mindful of the location of the location of the bridge concerned within the proposed Sulby Glen Natural Heritage Area, a designated provided for in the Isle of Man Strategic Plan under Environment Policy 6. It is therefore very important that the work is carried out sensitively with regard to the movement of equipment, storage of materials and disturbance to the river bed and banks, and that best practice is applied at all times to avoid overdue disruption to the rural setting." The Authority has received no private representations objecting to the application. ### Assessment / Recommendation From a visual aspect the proposal would be acceptable, the proposal intends to retain the majority of the existing stone arch and central pillar and therefore retaining the character of the existing bridge. The proposal will also improve highway safety onto the public highway due to the proposed access widening; the alterations would not result in any adverse visual impact upon the locality. The Wildlife and Conservation Division have required a condition restricting development from April to September, whilst the Inland Fisheries require no works taking place between the months of October to June inclusive. The Inland Fisheries condition requirement is considered to be acceptable due to the protection of spawning and juvenile fish. With regard to the condition proposed by the Wildlife and Conservation Division, there are no records of the bats roosting; however an absence of evidence is not evidence of absence. In the event of there being bats present these would be undetectable during the hibernation period and therefore it is considered reasonble to restrict works to the bridge to the April to September period (which is in fact less restrictive than that sought by Inland Fisheries for works within the river itself. A condition requiring a bat check report by Conservation Division or a licensed bat worker immediately prior to the development work is also considered to be a reasonable precaution to protect potential bats in the area. Overall, it is considered the proposals would be appropriate in these locations. Consequently the application is recommended for an approval. ### Party Status It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: Lezayre Parish Commissioners Department of Transport Highways Division The Drainage Division Wildlife and Conservation Division Inland Fisheries Manx National Heritage ### Recommendation Recommended Decision: Permitted ## Conditions and Notes for Approval / Reasons and Notes for Refusal ### C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals ### C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. ### C 2. This approval relates to the bridge alterations as proposed in the submitted documents and drawings 07032301,07032302 and 07032303 all received on 5th August 2008. ### C 3. For the protection of spawning and juvenile fish no machinery should enter the river and no inchannel works should be carried out between the months of October to June inclusive. Measures must be in place during construction works to safeguard the watercourse from run-off and sedimentation. For further advice and guidance, please contact Inland Fisheries Section of DAFF ### C 4. In order to avoid harm to bats that might be using the bridge, no works to the bridge shall take place outside the period April to September in any one year. Prior to the commencement of any works, there must be submitted to and approved in writing by the Planning Authority, a report indicating a bat check by the DAFF Wildlife and Conservation Division or a licensed bat worker, as a precaution to protect potential bats within the vicinity. I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer) Decision Made : Permitted Date : Signed : Senior Planning Officer --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/86170-sulby-cronk-garrow-sulby/documents/1236399*