Landscape Maintenance Plan

July 13, 2016

Ref: 1283/4.2

The Secretary to the Planning Committee Department of Infrastructure Planning and Building Control Directorate Planning Section Murray House, Mount Havelock Douglas Isle of Man IM1 2SF

For the attention of Mr E Riley

PLANNING & BUILDING CONTROL RECEIVED ON 14 JUL 2016 DEPT. OF ENVIRONMENT FOOD AND AGRICULTURE

Dear Mr Riley,

PA15/00167/B – Residential Development of 66 dwellings on land off Clifton Drive, Ramsey

In order to discharge condition 7 of the planning approval for the above application, please find enclosed a Landscape Maintenance Plan proposed by TEP.

Should you require any further information relating to the discharge of this condition, please do not hesitate to contact this office. Yours sincerely Hugh Logan RIB A

Enc.

cc D Lewis, Haven Homes Limited

CLIFTON DRIVE RAMSEY, ISLE OF MAN LANDSCAPE MAINTENANCE PLAN

TEP 8 Trinity Street London SE1 1DB

Tel: 020 3096 6050 E-mail: [email protected] www.tep.uk.com

Offices in Warrington, Market Harborough, Gateshead, London and Cornwall

PLANNING & BUILDING CONTROL RECEIVED ON 14 JUL 2016 DEPT OF ENVIRONMENT FOOD AND AGRICULTURE

Clifton Drive Ramsey, Isle of Man Landscape Maintenance Plan

Document Title	Landscape Maintenance Plan
Prepared for	Haven Homes Limited
Prepared by	TEP - Warrington
Document Ref	5893 001

Author	Amy Lee
Date	July 2016
Checked	Alice Babb
Approved	Alice Babb

Amendment History
Version	Date	Modified by	Check / Approved by	Reason(s) issue	Status

Contents

Section	Title	PAGE
1.0	Introduction	1
	Purpose of the Maintenance Plan	1
	Scope of the Maintenance Plan	1
	Structure of the Maintenance Plan	1
	Site Location	1
	Planning and Development Context	1
	Planning Condition	1
2.0	Site Maintenance Considerations	3
	Maintenance Objectives	3

Appendices

APPENDIX A: LANDSCAPE STRATEGY PLAN (TEP REF: D4753.009E) APPENDIX B: LANDSCAPE MAINTENANCE SCHEDULES

1.0 Introduction

Purpose of the Maintenance Plan

1.1 This Maintenance Plan has been produced by The Environment Partnership (TEP) Limited on behalf of Haven Homes Limited to provide a framework for landscape maintenance of the open space and landscaping associated with the residential development at Clifton Drive, Ramsey.

Scope of the Maintenance Plan

1.2 This Maintenance Plan provides information on maintaining landscape elements within the site boundary to enhance amenity and biodiversity value and strengthen its connectivity to the wider landscape. The Maintenance Plan provides recommendations for the duration of 10 years.

1.3 This Maintenance Plan covers all areas of open space within the site and excludes the residential gardens which are to be maintained by the individual properties.

1.4 The Maintenance Plan should be read in conjunction with the Landscape Strategy Plan (TEP Ref: D4753.009E).

Structure of the Maintenance Plan

1.5 Chapter 2.0 outlines the long-term aims and objectives for maintenance.

1.6 Appendix A is the Landscape Strategy Plan (TEP Ref: D4753.009E) and Appendix B provides the maintenance schedules.

Site Location

1.7 The Clifton Drive site is approximately 1.07 km south-east of Ramsey town centre and comprises a single dwelling and unmanaged grassland with trees and areas of scrub. The site is bound by fields to the north and east, residential properties to the south, and Clifton Drive and its associated residential properties to the west.

Planning and Development Context

1.8 Planning permission was approved by Isle of Man Government in April 2016 for the residential development of sixty six dwellings with associated infrastructure, children's play area, landscaping and public amenity space at Fields 134081, 134083, 134084 & Croftbank Land Off Clifton Drive, Ramsey, Isle Of Man (application ref: 15/00167/B).

Planning Condition

1.9 Consent was granted subject to conditions, including Condition 7 which states:

Prior to the commencement of development and also prior to the removal of any trees on the site, an Arboricultural Method Statement shall be submitted to and approved in writing by the Department. Such a Statement should include but not be limited to (a) irrigation (timing, frequency and volume required); (b) formative pruning; (c) annual assessment of tree health and development; (d) regular assessment of mammal, human and other external damage; (e) checking of above ground support systems; (f) management of competing vegetation, and (g) the replenishment of mulches. The development shall be carried out in accordance with the approved Statement.

1.10 It was agreed with the client that this Landscape Maintenance Plan will be produced in place of the Arboricultural Method Statement requested in Condition 7. An Arboricultural Method Statement has been prepared to discharge Condition 4.

2.0 Site Maintenance Considerations

Maintenance Objectives

2.1 The long term maintenance objectives of this plan are:

• To ensure the proposed landscaping becomes well established and provides an attractive setting to the residential development;
• To maintain and enhance the open spaces for wildlife value;
• To maintain the proposed attenuation pond to enhance wetland habitat;
• To provide an attractive, safe and accessible play area;
• To enhance public awareness and appreciation of the habitats and associated flora and fauna of the site, except where it compromises objectives 1-4; and
• To comply with legal obligations and constraints.

2.2 This Maintenance Plan is focused upon ensuring an attractive, biodiverse and well maintained landscape within the residential development.

Appendix A: Landscape Strategy Plan (Tep Ref: D4753.009E)

KEY Site boundary

Existing ☑ Trees ☐ Root Protection Zone

Proposed ☑ Trees ☐ Hedgerow ☐ Native Shrub Planting ☐ Ornamental Planting ☐ Wildflower Meadow ☐ Wetland Meadow/Alteruation Area ☐ Bulbs ☐ Buildings ☐ Roads ☐ Tarmac Footway ☐ Footpaths - Self Binding Gravel ☑ Play Area

Note: Self binding gravel footpaths to be built above the maximum level of the attenuation area and fifteen above ground level and soil on edges marked into surrounding ground level. 1-All canister on footpath to drain towards attenuation area.

Project Other case Remoy Title Landscape Strategy Plan Project D4753.009E Date 1:500 @ A1 Time 09/12/14 Client GJH Project JTS

The following is a summary of the data and the results of the analysis: Summary Table
A three-bag cell unit between 500-2500 dB (gallons per cell)
0	Conventional House	0.04	275
1	Feeding Gravel	0.07	275
2	Fedgum Liquefied	0.09	275
3	Fedgum Liquefied	0.10	275
4	Wetland in a Lace	0.10	275
5	Wetland in a Lace	0.07	275
6	Wetland in a Lace	0.09	275

COMPOSITE	General Guide
BIOLOGICAL	Biodiversity Information System
BIOLOGICAL	Biodiversity Information System
BIOLOGICAL	Biodiversity Information System
BIOLOGICAL	Biodiversity Information System

Appendix B: Landscape Maintenance Schedules

Clifton Drive, Ramsey Landscape Maintenance Schedules

Activity

Frequency per annum

Years

Indicative timing of operation

J

F

M

A

M

J

J

A

S

O

N

Inspections, Surveys and Cleansing

Health and Safety

Annual formal inspection to review hazards identified by original assessment.

1

1 to 10

Operating Surveys

Tree hazard and condition survey of mature trees by trained arboriculturalists every 3 years.

0.3

1, 3, 6 and 9

Annual assessment of tree health and development to include assessment of mammal, human and other external damage.

1

1 to 10

Site Monitoring

Fortnightly cleanse.

26

1 to 10

Fly-tipping to be removed as required as soon as possible.

As required

1 to 10

Soft Landscape Elements

Trees, Existing

Selective thinning, coppicing and formative pruning as required to maintain visual amenity and biodiversity objectives.

N/A

1 to 10

Trees, Proposed

Check stakes and ties, adjusting annually and replacing any damaged or missing stakes and ties and removing them in year 4.

1

1 to 4

Twice annually glyphosate spot spray to vegetation around base of trees within 0.5m. Glyphosate formulations containing the surfactant Polyethoxylated tallow amine (POEA) should not be used within close proximity to waterbodies or other wetland habitats as it can cause high amphibian larvae mortality.

2

1 to 5

Quarterly visit to check and remove pernicious weeds.

4

1 to 5

Replacement of failed trees.

1

1 to 5

Re-firming newly planted trees as required.

1

1 to 5

Watering to saturation of rootball to be undertaken every two weeks from July to September, increasing to once a week during periods of prolonged dry weather. If during any visit to an individual tree the rootball is already saturated due to recent rainfall then further watering of that tree is not required. Care should be taken not to wash away soil or damage new turf or mulch.

6 to 12

1 to 5

Formative pruning of new trees to include removal of defective limbs and encourage good form (to encourage apical dominance in maiden trees and to encourage decurrent growth).

1

5 to 10

Replenishing mulch as required to maintain a depth of 65mm around the base of tree planting

N/A

1 to 10

Railjennies, Proposed

Check protective fencing or spiral guards monthly and repair/replace as required.

As required

1 to 5

Twice annually glyphosate spot spray to vegetation around base of trees within 0.5m.

2

1 to 5

Replacement of areas of failed planting as required to maintain visual amenity.

1

1 to 5

Re-firming new planting as required.

1

1 to 5

Annual strim to vegetation between trees and removal of arisings until canopy layer closes over.

1

1 to 5

Annual face up to both sides of hedge.

1

5 to 10

Native Shrub Planting and Ornamental Planting, Proposed

Formative pruning to maintain health and seasonal foliage.

N/A

5 to 10

Top up mulch as required to maintain a depth of 65mm around the base of all young plants.

1

1 to 5

Twice annually glyphosate spot spray to vegetation around base of shrubs within 0.5m diameter from the trunk.

2

1 to 5

Replacement of areas of failed planting as required to maintain visual amenity.

1

1 to 3

Clifton Drive, Ramsey Landscape Maintenance Schedules

NOTE Glyphosate formulations containing the surfaccent Polyethoxylated tallow amine (POEA) should not be used within close proximity to waterbodies or other wetland habitats as it can cause high amphibian larvae mortality.

Key

• Works not to be carried out in these months
• Bird breeding and nesting season
• Works to be carried out in these months

Activity	Frequency per annum	Years	Indicative timing of operation
	J	F	M	A	M	J	J	A	S	O	N	D
Wildflower Meadow, Proposed
1x yearly cut (100mm) with arisings removed from site. Cut in 1/3 sections on a weekly rotation.	1	1 to 10
Cultivate and re-seed as required.	1	1 to 3
Weed control	1	1 to 10
Wetland Meadow/Attenuation Area, Proposed
1x yearly cut (100mm) with arisings removed from site.	1	1 to 10
Cultivate and re-seed as required.	1	1 to 3
Weed control	1	1 to 10
Amenity Grassland, Proposed
Fortnightly cut (35mm) with arisings removed from site.	16	1 to 10
Cultivate and re-seed as required.	1	1 to 3
Weed control	1	1 to 10
Butter, Proposed
Fortnightly cut (35mm) during the growing season 6-8 weeks after flowering.	1	1 to 10
Shelter Cabbage
Remove leaf litter and other debris from dry ditch monthly.	12	1 to 10
1x yearly strim (100mm) to 1/3 of ditch with arisings removed from site. Strim sections on annual rotation.	1	1 to 10
Cut back of any scrub within 5m of ditch.	1	1 to 10
Silt removal as necessary in November to 1/3 of ditch to maintain areas of open water.	1	1 to 10
Hard Landscape Clements
Play Area, Proposed
Twice weekly inspection to identify any vandalism or signs of general damage / wear and tear. Minor repairs to be carried out promptly with any unsafe items removed and replaced as soon as possible.	104	1 to 10
Twice weekly cleanse.	104	1 to 10
A detailed operational inspection will be carried out every two months to check the operation and stability of the equipment, and any signs of wear.	6	1 to 10
Annual ROSPA inspections of the play areas will be undertaken by a suitably qualified inspector.	1	1 to 10
Repairs to surfacing.	As required	1 to 10
Replacement of play equipment and surfacing as required, frequency to be provided by the provider.	As required	1 to 10
Redwood, Proposed
Railings will be inspected during monthly site inspections and any repairs will be carried out as required.	1	1 to 10
Re-painting estate railings.	1	1 to 10
Graffiti removal as required.	1	1 to 10
Self-Cloeing Gates, Proposed
Gate will be inspected during play area inspections and any repairs will be carried out as required.	1	1 to 10
Re-painting gates.	1	1 to 10
Footpaths (Self-Binding Gravel), Proposed
1 x yearly herbicide spray to both sides of footpaths.	1	1 to 10
Inspect footpaths monthly and clear overhanging vegetation, broken branches, leaf litter and trip hazards as required.	1	1 to 10
Repairs to footpath surfacing.	1	1 to 10

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