**Document:** Construction Environmental Management Plan
**Application:** 24/10077/AIR — Information in relation to Condition 10 for PA 22/01485/B detailing the Construction Environmental Management Plan
**Decision:** Permitted
**Decision Date:** 2024-09-03
**Parish:** Andreas
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/32706-andreas-part-of-field/documents/1584353

---

# Construction Environmental Management Plan

Kel Developments Limited

Construction Environmental Management Plan 15/07/2024 – Rev A

Main Contractor: Kel Developments Project Site: Ballacroak Farm Address: Oatland Road, Andreas, IM7 4ER. Planning number: 22/01485/B Project details: Demolition of existing greenhouses and buildings. New

traditional build 31 no. 2 storey residential properties with access road and drainage.

Client: Kel Developments Project duration: Three years, completion Autumn 2027 Project value: £8 million Hospital: Nearest A&E at Ramsey Cottage Hospital Date: 15/07/2024

## Brief description of works

-  Location - the site is set on approximately 3 acres of brownfield / grassland part of which was a former Nursery.
-  A new access road off the main DOI highway Oatlands Road will be constructed to the approved drawing.
-  31 no. New Build Dwellings will be constructed.

Specific activities

-  Demolition of existing buildings.
-  Excavate strip foundations for traditional construction new build.
-  Lay new road and drainage.

## Contractor’s Details

- Contact 1 – Gary Walker Senior – 497574 – garywalker@manx.net

- Contact 2 – Gary Walker – 204288 – garywalker.kel@gmail.com

## Plant on site

-  Track excavators – 13 ton, for demolition and construction.
-  JCB – 7 ton.
-  6 ton Dumper.
-  360 Swivel Digger.
-  11 metre Mantis Crane.
-  Telehandler – 140.
-  Delivery and waste extract lorries.

- Commencement of works
-  Start date September 2024 subject to notices approval and to avoid the nesting season.
-  Duration – three years.

Relevant Conditions – pre-construction works and company action to comply with conditions

-  Condition 3

No development shall take place until full details of both soft and hard 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 shall include additional planting to all Public Open Spaces and between parking areas for plots 1 to 3, 4-5, 6-7, 8-9, 12-13, 14-15, 16 to 21, 22-23 & 2425 and 26-27. All planting (including tree 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 occupation of the hereby approved dwellings, 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. The hard landscaping should include details of the surface finish of the driveway and footpaths as well as any fencing/walls to all boundaries of the dwellings. The hard landscaping works shall be completed in full accordance with the approved details prior to the first use of the dwelling.

Reason: To ensure the provision of an appropriate landscape setting to the development and in the interest of biodiversity.

## o Action to comply

Full details to be submitted to the Planning Department for the Approval Of Condition 3.

##  Condition 4

Prior to the commencement of development a 'Timetable Scheme' for the provision of the Public Open Space areas as shown on drawing 020 REV B is to be submitted to and approved by the Department which gives a timetable of when all the Public Open Space will be completed and all made available for recreational use before the occupation of the last dwelling. Development shall be carried out in accordance with the agreed timetable.

Reason: To ensure adequate Public Open Space provision is provided.

## o Action to comply

Full details to be submitted to the Planning Department for the Approval Of Condition 4.

##  Condition 9

Prior to the commencement of any development a bat and bird mitigation plan shall be submitted in writing to the Department for approval. The plan should contain details of bat and bird bricks to be built into the new properties. Bird bricks should be located high up on north east to northwest facing elevations. Bat bricks should be located high up on a variety of elevations, though some should face south. Both bird and bat bricks should not be located above windows or doors. This approved plan shall be fully adhered and each dwelling shall have its respective measures completed prior to their occupation. The approved mitigation measures shall be retained thereafter.

Reason: In the interests of biodiversity.

## o Action to comply

Full details to be submitted to the Planning Department for the Approval Of Condition 9.

##  Condition 10

Prior to the commencement of any development a Construction Environmental Management Plan (CEMP) shall be submitted in writing for approval by the Department which includes the following:

- o Measures to be put in place for the protection of the surrounding hedges and trees during construction, including protective fencing and construction exclusion areas.
- o Measures to be taken to prevent water, sediment and pollution run off from site.
- o Construction lighting which adheres to the BCT Guidance on Bats and Artificial Lighting in the UK.
- o Reasonable Avoidance Measures (RAMs) for nesting birds to ensure they are not harmed by the works - vegetation removal outside of the nesting season, or thorough checks prior to removal. Reason: In the interests of biodiversity

## o Action to comply

Full details to be submitted to the Planning Department for the Approval Of Condition 10.

##  Condition 12

Prior to the commencement of any development details of all solar panels to each dwelling shall be submitted and approved in writing to the Department and these approved details shall be completed prior to the occupation of any dwelling and retained thereafter.

Reason: In the interest of reducing C02 emissions and to meet the aims of the Climate Change Act.

## o Action to comply

Full details to be submitted to the Planning Department for the Approval Of Condition 12.

##  Condition 13

Prior to the commencement of any development details and dimensions of the enclosed and secure storage for the parking of bicycles for the plots shown on 020 REV Band these approved details shall be completed prior to the occupation of any dwelling and retained thereafter.

Reason: In the interest of reducing C02 emissions and to meet the aims of the Climate Change Act.

## o Action to comply

Full details to be submitted to the Planning Department for the Approval Of Condition 13.

## Additional Note On Conditions

Vegetation removal will take place outside of the nesting season.

Due to the Ecosystem Policy Team (DEFA) beliefs that there is potential for common lizards and frogs on site and therefore the applicants is recommend to undertaken the following;

Prior to work on the grassland, grass should be cut to a height of no less than 10cm. This should be done from the inside out to allow any lizards or frogs to relocate to suitable adjacent habitat. The grassland should then be left for 24 hours, before any work commences, to allow any lizards and frogs to relocate.

Cutting should be done on warm sunny days (12oC + ambient temperature) during the active season (April to September) but avoiding the vulnerable period of July and August, when lizards may have young.

Any holes or trenches which are left open overnight should have a suitable means of escape for any frogs that may enter them.

Work to remove any hedgebanks must be done in the active season for lizards. Vegetation should be cleared as outlined above, prior to removal of hedgebanks.

If any lizards or frogs are found during works, work must stop immediately and advice sought from the DEFA Ecosystem Policy Team (651577).

## Erosion and Sediment Control

-  The ground on site is good with clays pockets, so no erosion issues are foreseen.
-  Storm surface water – new land drains will be laid and linked to existing water course.
-  Measures to be taken to prevent water, sediment and pollution run off from site.

-  Every morning and every evening the site manager will inspect the full site area and complete a report on the cleanliness and also if any incidents occur and what retrospective action has been undertaken. These records will be stored in the main site office.
-  Fencing and exclusion areas should also be utilised around drainage ditches and is indicated on the drawing submitted.
-  Site stripping will be done in construction phases and only undertaken in the area of intended work (rather than soil striping taking place across the whole site at once) to reduce soil runoff.
-  Drainage to be installed on the access entrance to site to control sediment onto DOI highways.
-  Washing hose point installed at the entrance to the site.
-  DOI – Oatlands Road will be monitored daily by the site manager and cleaning action taken if necessary.
-  Full photographic survey to be carried out of Oatlands Road pre-commencement and submitted to the DOI, monthly inspections to be made.

Air quality

-  Demolition – water to be used to suppress excessive dust.
-  Lorries leaving and entering site to be fully covered.
-  Stockpiles of any stone to be monitored and dampened as needed.
-  All site plant and machinery to be checked weekly for exhaust compliance visually by site manager, and site records kept.

Noise

-  Working hours to be

- o 7:30am to 5:30pm weekdays
- o 7:30am to 1pm on Saturdays

-  No machinery noise before or after these working hours.
-  No night activities to take place.
-  Written notification of hours to be worked will be issued to neighbouring properties on Oatlands Road.

Storage

-  All machines will be refuelled every Monday morning by Northern Fuels Limited.
-  Spill kits will be provided by supplier.
-  A designated storage container for any hazardous substances that will possibly used on site. There is no list available yet as construction design work is still in progress.

Contaminated soil

-  There is no contaminated soil on site.
-  There will be no imported fill into site, only quarried construction stone and no non regulated land fill.

- Waste Management
-  There is no reported evidence of asbestos on site.
-  Any asbestos found will be reported and tested by CTAS LTD.
-  Separate skips will be used to separate waste for removal to waste control centres

## Cultural Heritage

There are no areas of Cultural Heritage Significance in the area of the site.

## Security

-  Gated entrance – site to be provided will a secure perimeter and manned gated entrance.
-  No construction lighting will be installed.

Tree Protection

-  Measures to be put in place for the protection of the surrounding hedges and trees during construction, including protective fencing and construction exclusion areas as the Manx Roots drawings and specification.

---

*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/32706-andreas-part-of-field/documents/1584353*