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Application No.: 24/10080/AIR Applicant: Paul And Charlotte Walker Proposal: Information in relation to conditions 2, 3, 4, 5 & 6 for PA 23/01418/B - Information on the walling and roofing material, tree protection plan, bird and bat boxes, landscaping plan and foul & surface water drainage information for Grenaby House, Foxdale Road, Ballasalla. Site Address: Grenaby House Foxdale Road Ballasalla Isle Of Man IM9 3DR Planning Assistant: Daniel Spencer Recommended Decision: Permitted Date of Recommendation: 06.09.2024
C : Conditions for approval N : Notes attached to conditions
NOTE. The approved documents and plans are deemed sufficient and would be considered satisfactory for the following planning conditions of application 23/01418/B:
1.0 Description - 1.1 The proposed application 23/01418/B was approved on 20.05.2024 for the demolition of existing and erection of a detached dwelling with double garage and ancillary accommodation with associated landscaping and driveway subject to 11 conditions some of which required submission of additional information prior to the commencement of works. - 1.2 This report is specific to Conditions 2, 3, 4, 5 & 6 which the applicants are seeking to satisfy. - 1.3 Specific wording of the condition as follows:
'C2. Prior to the commencement of development on site, including any works of demolition, full details and samples of the materials to be used for the walls and roofs of the development, hereby permitted, shall be submitted for approval in writing by DEFA Planning. The samples shall include a wall panel of at least 1.0m2 in area showing the proposed stonework for the walls including the layering, bonding, and mortar to be used. Thereafter, the walls of the development shall be constructed in the manner and materials as shown on the sample board.
Reason: To ensure that high quality materials are used for the replacement dwelling to preserve the character of the site and impart a high quality finish in the interests of visual amenity.'
'C3. Prior to the commencement of development on site, including any works required for demolition, a Tree Protection Plan showing trees to be retained protected by 'Heras' fencing shall be submitted to and approved in writing by DEFA Planning. The protective fencing shall be installed to form a construction exclusion zone in accordance with BS5827:2012. Such fencing shall be retained in the positions shown throughout the construction period for the development, hereby permitted. At no time before, during or after the construction period, when the fencing has been removed, shall any construction materials, machinery, liquids or fuel be stored within any of the 'Construction Exclusion Zones' shown and annotated as such on the Tree Protection Plan.
Reason: To ensure that trees to be retained on and around the site are protected throughout the construction period.'
'C4. Prior to the commencement of the development, hereby approved, details of proposed biodiversity measures details of the positions of bird bricks (swallow cups) and Bat boxes shall be provided ensuring that they are not placed above opening windows. They shall be placed on the north and east elevations under the eaves, to the side of any windows, and thereafter, shall be permanently retained and maintained.
Reason: To minimise any disturbance to nesting birds and Bats from occupants of the dwelling opening and closing windows.'
'C5. Prior to the first occupation of the development, hereby approved, a Landscaping Strategy shall be submitted to and approved in writing by the Department. The Landscaping Strategy shall include details of all hard landscaping and any gate, wall or fence to be erected on the site; of all planting and sowing, including size, species and numbers of trees and plants, ground preparation, management and maintenance, and measures to encourage and enhance the biodiversity of the site. The trees to be planted shall be Heavy Standard Trees of 12-14cm girth, and no less than 300 - 350cm in height, and shall be Manx native species. All planting, seeding, and earth works comprised in the approved details of landscaping shall be carried out in the first planting and season (November March) following the substantial completion of the development whichever is the sooner, and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
Reason: To ensure that the development provides an attractive environment and compensates for loss of trees, hedges and other habitats, in accordance with Policy GP2 b) c) and d); and, Environment Policy 1 in the Adopted Isle of Man Strategic Plan (2016).'
'C6. Details of foul and surface water drainage provision to serve the development, hereby approved, shall be submitted to and approved in writing by the Department. Such approved drainage scheme shall be installed prior to the development hereby permitted being first occupied and shall thereafter be retained and maintained at all times.
Reason: To ensure that the site is adequately drained and does not increase the risk of flooding elsewhere.'
2.0 Proposal - 2.1 The applicant has submitted the following documents: - 2.2 For condition 2:
The above documents include specifications on the proposed cladding for the building including the information on the layering, bonding, and mortar to be used in the construction and a schedule of materials showing the proposed materials for the slate and render for the build. Whilst a 1m2 stone panel hasnt been submitted the case officer is happy with the specifications that have been submitted.
2.3 For condition 3, Tree Protection Plan -270624 was submitted for the satisfaction of the condition. The tree protection plan includes information and location of the placement of fencing as well as the type of fencing, the location of retained trees and a method statement for the protection of the trees during development. - 2.4 For conditions 4 and 5 Landscape Plan- Grenaby House Foxdale Road Ballasalla IM9 3DR Isle of Man - updated 31st July 2024 and Landscape Scheme - Grenaby House Foxdale Road Ballasalla IM9 3DR Isle of Man - updated 31st July 2024 were submitted. These plans and documents show the proposed hard and soft landscaping for the site including the planting for the proposed raised flower bed, a photo example of the type of gate to be installed on the entrance to the driveway of the site and the proposed hardscaping for the driveway and footpaths. The document also provides information on the location of two bat boxes on the North West elevation and the location of two swallow cups on the same elevation. Information on what particular bat and bird brick they are using has also been included. The plan also indicates the retained aspects of the property including much of the trees on site as well as the boundary walls and fences. - 2.5 For condition 6, Walker - 236808 - 01 Proposed Site Plan - RevL was submitted. This plan shows the proposed foul and surface water drainage across the site. The foul water will be treated by a Kargester PA Treatment Plan, the surface water will be distributed to 1 of two soakaways across the site whilst the driveway will be constructed with a resin bound surfacing constructed with SUDs- compliant installation. Surface will be water-permeable to ensure surface water isn't running onto the highway.
3.0 Consultation - 3.1 The Ecopolicy Officer was consulted for advice on the satisfaction of conditions 4 & 5. The advice received on 31.07.2024, after their review of the submitted documents, concludes that they are pleased that the information satisfies the relevant clauses. - 3.2 Manx Utilities Drainage was consulted for advice on the satisfaction of condition 6. An email received on the 20.08.2024, advised that they had no comment to make. - 3.3 The DEFA Forestry team was consulted for advice on the satisfaction of condition 3. The advice received on 29.08.2024, after their review of the submitted documents, concludes that they are pleased that the information satisfies the relevant clauses. 4.1 Recommendation
4.1 In the instance of the submitted Cond 2 - External Material Mood Board, Cond 2 Walker - 3D Image, Millboard Cladding Install Guide Vertical, Millboard Product Spec Sheet, ZClad adhesive product data sheet, Tree Protection Plan -270624, Landscape Plan- Grenaby House Foxdale Road Ballasalla IM9 3DR Isle of Man - updated 31st July 2024 and Landscape Scheme - Grenaby House Foxdale Road Ballasalla IM9 3DR Isle of Man - updated
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: 11.09.2024 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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