17 consultees were identified: Agriculture & Lands Directorate, Agriculture & Lands Directorate | Department of Environment, Food and Agriculture, Agriculture and Lands Directorate, and 14 more consultees.
Ecosystem Policy Team
Statutory
Conditionsthe Ecosystem Policy Team request that bat surveys are undertaken on the buildings to be converted and trees to be removed by a suitably qualified ecologist prior to determination of this application.
Concerns: area has mature trees and nearby river valley, barn suitable for roosting bats due to cracks and crevices, previous bat survey showed plenty of bat activity
Conditions requested: bat surveys on buildings to be converted and trees to be removed by suitably qualified ecologist prior to determination, survey report with findings and mitigation plan submitted for approval prior to determination
Highways Development Control
Internal
No ObjectionAfter reviewing the additional documents, Highway Services stated they have no additional comments beyond those previously made.
Highway Services have no additional comments to those made 08/03/2021.
Department of Environment, Food & Agriculture (DEFA) Ecosystem Policy Team
Statutory
ConditionsThe Ecosystem Policy Team is happy with the bat survey findings but requests multiple biodiversity-related conditions covering bat, nesting bird, tree felling, tree planting, and specific mitigation measures.
The Ecosystem Policy Team can confirm that a suitable level of assessment for bats has been undertaken and we are happy with the findings of the Manx Bat Groups bat survey reports dated 25th May 2021 and 20th July 2021.
Concerns: Bird survey not undertaken or requested., Tree planting plan including species and specifications not yet provided., Vegetation removal may lead to loss of bird nesting spaces (including jackdaw nesting evidence in one of the trees marked for removal)., Work could result in loss of tree with potential roost features for bats (not replaced for many years until replanted trees mature).
Conditions requested: Condition for a detailed tree planting plan to be provided to Planning for written approval prior to development (including tree removal) commencing, including species and specifications., Condition on approval for the tree felling to be undertaken in line with the soft felling methodology stated in section 7 of the bat report dated 20th July 2021 (and contact Ecosystem Policy Team as soon as possible if bats are found)., Condition securing at least 2 integrated bat boxes to be built into the new extension, with a plan showing details provided to Planning for written approval prior to works commencing; boxes installed high up under the eaves on different elevations; at least 1 box on a southerly elevation., Jackdaw nest box installed either on the new extension or one of the trees to be retained (as a definite jackdaw nest site is to be lost)., Long-eared owl nest basket installed fairly low down in a suitable sized tree in an undisturbed area away from the house (if possible)., Mitigation for nesting birds incorporated on site, with plans provided detailing location, amount and specifications of nest boxes/bricks for written approval prior to works taking place.
Department of Environment, Food & Agriculture (DEFA)
Statutory
ConditionsThe Ecosystem Policy Team requests bat surveys for the buildings to be converted and for trees to be removed by a suitably qualified ecologist prior to determination, with a report and mitigation plan submitted for approval, noting bats are legally protected.
Therefore, in order to comply with Environment Policy 4 and 5 of the Isle of Man Strategic Plan and the Wildlife Act 1990, the Ecosystem Policy Team request that bat surveys are undertaken on the buildings to be converted and trees to be removed by a suitably qualified ecologist prior to determination of this application.
Concerns: The presence of bats is protected by law, and development must not proceed without measures to protect bats during and after construction., The previous bat survey did not encompass the barn or trees, which could be suitable for roosting bats.
Conditions requested: A report detailing findings, including a mitigation plan for the bats’ protection during and after the development, submitted to the Planning Directorate for approval prior to determination of this application., Bat surveys undertaken in accordance with the Bat Conservation Trust’s Bat Surveys for Professional Ecologists – Good Practice Guidelines (3rd Edition 2016)., Bat surveys undertaken on the buildings to be converted and trees to be removed by a suitably qualified ecologist prior to determination of this application., Measures to be put in place for the protection of bats during and after construction.
Ecosystem Policy Team, Department of Environment, Food & Agriculture (DEFA)
Statutory
ConditionsThe Ecosystem Policy Team requests further bat surveys and submission of findings with a mitigation plan before determination, to ensure compliance with relevant policy and the Wildlife Act 1990.
the Ecosystem Policy Team request that bat surveys are undertaken on the buildings to be converted and trees to be removed by a suitably qualified ecologist prior to determination of this application.
Concerns: Need to comply with Environment Policy 4 and 5 of the Isle of Man Strategic Plan and the Wildlife Act 1990, including legal protection for bats and offences for harming/disturbing them., The barn and nearby mature trees and river valley could be suitable for roosting bats, with plenty of bat activity previously shown on site.
Conditions requested: A report detailing the findings, including a mitigation plan for the bats protection during and after the development, should be submitted to the Planning Directorate for approval prior to determination of this application., Bat surveys are undertaken on the buildings to be converted and trees to be removed by a suitably qualified ecologist prior to determination of this application., Surveys should be undertaken in accordance with Bat Conservation Trusts Bat Surveys for Professional Ecologists – Good Practice Guidelines (3rd Edition 2016).
Isle of Man Natural History and Antiquarian Society
Public
ConditionsThe Isle of Man Natural History and Antiquarian Society supports the application subject to specified material and finishing details being secured by condition.
The Society however notes that the proposal does not contain any details of the materials to be used or methods of opening for windows and doors. If this information is not obtained prior to determination of the application the Society would request a condition stipulating that the windows should be sliding sash timber with horns on them and the doors should also be timber all to be painted rather than non-traditionally left as stained wood. Materials and colour for the workshop / garden store should also be stipulated or subject to a condition requiring them to be a dark colour. Subject to the above, the Isle of Man Natural History & Antiquarian Society supports this application.
Concerns: The proposal does not contain any details of the materials to be used or methods of opening for windows and doors.
Department of Infrastructure
Statutory
No ObjectionNo Flood Risk Management interest for the proposed development.
Flood Risk Management Comment:|NFRMI
Department of Infrastructure (DOI) Flood Risk Management Division
Statutory
No ObjectionFlood Risk Management has no flood risk management interest in the application.
Flood Risk Management Comment:|NFRMI
Department of Infrastructure Flood Risk Management Division
Statutory
No ObjectionNo Flood Risk Management interest.
|Planning Application Ref No: Site Address: Date Agent:|21/00185/B The Driney Laurel Bank St Johns Isle Of Man IM4 3NL 30/3/2021 Denning Millar Projects Ltd| |---|---| |Flood Risk Management Comment:|NFRMI|
Agriculture & Lands Directorate
Statutory
ConditionsAgriculture and Lands Directorate would not object but recommended arboricultural/tree-protection and planting conditions if the application is approved.
I can now confirm that the Agriculture and Lands Directorate would not object to this application. I would, however, recommend that the following conditions are applied in the event that the application is approved:
Concerns: Need for an appropriate standard of visual amenity in the local area and appropriate landscaping, Need for technical detail and supervision for retained trees on the site
Conditions requested: Prior to the commencement of the development hereby approved a detailed tree planting plan, supplementing the approved outline planting plan (drawing P09), shall be submitted to and approved in writing by the Department; including exact location, species, nursery specification and planting specification; date when planted; how maintained until established; with replacement of trees removed/damaged/diseased within 5 years in the next planting season unless Department gives written consent to variations; and that Drawings P09 and TP-230421 should be listed as approved drawings., Prior to the commencement of the development hereby approved an Arboricultural Method Statement (AMS), supplementing the approved outline protection plan (Drawing TP-230421) and adhering to the recommendations of BS5837:2012 (Trees in relation to design, demolition and construction – recommendations), shall be submitted to and approved in writing by the Department; including protection measures during construction, arboricultural site monitoring (including schedule of specific site events), and adherence to agreed protection measures and supervision procedures in full.
Agriculture & Lands Directorate | Department of Environment, Food and Agriculture
Statutory
ConditionsThe Agriculture and Lands Directorate would not object, but recommends specific arboricultural and tree planting conditions if the application is approved.
I can now confirm that the Agriculture and Lands Directorate would not object to this application. I would, however, recommend that the following conditions are applied in the event that the application is approved:
Conditions requested: Prior to the commencement of the development hereby approved a detailed tree planting plan supplementing the approved outline planting plan (drawing P09) to be submitted to and approved in writing by the Department, including exact location, species, nursery specification and planting specification; approximate date of planting; maintenance until established; planting to take place as agreed; any trees removed or seriously damaged/diseased within 5 years to be replaced in the next planting season with others of similar size and species unless the Department gives written consent to any variation; Drawings P09 and TP-230421 to be listed as approved drawings., Prior to the commencement of the development hereby approved an Arboricultural Method Statement (AMS) supplementing the approved outline protection plan (Drawing TP-230421) and adhering to BS5837:2012, to be submitted to and approved in writing by the Department, including details of protection measures during construction, arboricultural site monitoring, and schedule of specific site events; agreed protection measures and supervision procedures to be adhered to in full.
Agriculture and Lands Directorate
Statutory
ConditionsAgriculture and Lands Directorate would not object, but recommended two tree-related conditions to be applied if approved.
I can now confirm that the Agriculture and Lands Directorate would not object to this application. I would, however, recommend that the following conditions are applied in the event that the application is approved:
Conditions requested: Prior to the commencement of the development hereby approved a detailed tree planting plan, supplementing the approved outline planting plan (drawing P09), shall be submitted to and approved in writing by the Department, including specified location/species/nursery/planting details, approximate planting date, and maintenance until established; trees removed or seriously damaged/diseased within 5 years must be replaced in the next planting season with others of similar size and species unless written consent for variation is given; Drawings P09 and TP-230421 should be listed as approved drawings., Prior to the commencement of the development hereby approved an Arboricultural Method Statement (AMS), supplementing the approved outline protection plan (Drawing TP-230421) and adhering to the recommendations of BS5837:2012, shall be submitted to and approved in writing by the Department.
DEFA Agriculture and Lands Directorate
Statutory
ConditionsDEFA Agriculture and Lands Directorate has no objection subject to recommended arboricultural method statement, detailed tree planting plan, and listing of approved drawings.
Following the submission of an arboricultural impact assessment and outline tree protection plan (29th April) and the subsequent submission of a revised outline planting plan (4th June) I can now confirm that the Agriculture and Lands Directorate would not object to this application. I would, however, recommend that the following conditions are applied in the event that the application is approved:
Conditions requested: Drawings P09 and TP-230421 should be listed as approved drawings., Prior to the commencement of the development hereby approved a detailed tree planting plan... shall be submitted to and approved in writing by the Department., Prior to the commencement of the development hereby approved an Arboricultural Method Statement (AMS)... shall be submitted to and approved in writing by the Department.
Department of Environment, Food & Agriculture
Statutory
ConditionsThe Ecosystem Policy Team is satisfied with the bat survey findings but requests multiple approval conditions to protect bats and nesting birds, including specified bat boxes, bird nest mitigation (jackdaw and long-eared owl where possible), and a detailed tree felling/planting approach with plans submitted prior to works.
We request a condition on approval for the tree felling to be undertaken in line with the soft
Concerns: Loss of bird nesting spaces due to vegetation removal (including jackdaw found nesting in a tree marked for removal)., Potential loss of tree roost features for bats due to tree felling, with trees not replaced until replanted trees mature., Unsubmitted tree planting plan details/specifications prior to development.
Conditions requested: A detailed tree planting plan provided to Planning for written approval prior to development (including tree removal) commencing, including species and specifications, using Manx native or honorary native species with large tree species., At least 2 integrated bat boxes to be built into the new extension, with a plan showing details provided to Planning for written approval prior to works commencing; boxes installed high up under the eaves of the new extension and on different elevations, including at least 1 on a southerly elevation., Mitigation for nesting birds to be incorporated on site, with plans detailing the location, amount and specifications of nest boxes/bricks submitted to Planning for written approval prior to works taking place; include a jackdaw nest box where the jackdaw nest site is lost and, if possible, a long-eared owl nest basket installed fairly low down in a suitable sized tree in an undisturbed area away from the house., Tree felling to be undertaken in line with the soft felling methodology stated in section 7 of the bat report dated 20th July 2021 (including contacting the Ecosystem Policy Team if bats are found during works and work stopping if bats/evidence of bats or nesting birds are discovered before or during the works).
Department of Environment, Food & Agriculture (Ecosystem Policy Team)
Statutory
ConditionsThe Ecosystem Policy Team is satisfied with the bat survey findings and requests approval conditions regarding bat and bird mitigation measures, including integrated bat boxes, nest box/bricks, a jackdaw nest box, bird mitigation, and a detailed tree planting plan with native species.
Good Afternoon RE: PA 21/00185/B – Conversion of existing barn, The Driney, Laurel Bank, St Johns The Ecosystem Policy Team can confirm that a suitable level of assessment for bats has been undertaken and we are happy with the findings of the Manx Bat Groups bat survey reports dated 25th May 2021 and 20th July 2021. Should bats or evidence of bats, or nesting birds, be discovered before or during the works then work must stop and advice be sought from the Ecosystem Policy Team, DEFA. We request a condition on approval for the tree felling to be undertaken in line with the soft felling methodology stated made in section 7 of the bat report dated 20th July 2021. We would also add to this methodology that should bats be found in the course of the work, a member of the Ecosystem Policy Team should be contacted as soon as possible. Though the report concluded that there was no evidence of bats within the property, because the work will result in the loss of a number of tree with potential roost features for bats, which will not be replaced for many years until the replanted trees mature, the Ecosystem Policy Team request that a condition is secured for at least 2 integrated bat boxes to be built into the new extension. A plan showing the details of the bat boxes should be provided to Planning for written approval prior to works commencing. The boxes should be installed high up under the eaves of the new extensions and located on different elevations to provide the bats with different roosting conditions and opportunities. At least 1 box should be installed on a southerly elevation. Additionally, due to the amount of vegetation that is to be removed, though a bird survey has not been undertaken, or requested, there will undoubtedly be bird nesting spaces lost, including that for jackdaw which was found to be nesting in one of the trees marked for removal, in the bat survey. Therefore mitigation for nesting birds should be incorporated on site. Plans should be provided which detail the location, amount and specifications of nest boxes/bricks and these should be submitted to Planning for written approval prior to works taking place. Our recommendations are that as a definite jackdaw nest site is to be lost, a jackdaw nest box should be installed either on the new extension or one of the trees to be retained and as a longeared owl was heard calling throughout the bat survey, if possible a long-eared owl nest basket should be installed fairly low down in a suitable sized tree, in an undisturbed area away from the house. Though a vague plan has been provided showing the areas selected for new planting, a tree planting plan, including details of species and specifications is yet to be provided. The Ecosystem Policy Team recommend that Manx native or honorary native species are used, and the species composition includes large tree species which will in time grow and develop features for bats. We also request a condition on approval for a detailed tree planting plan to be provided to Planning for written approval prior to development (including tree removal) commencing. These conditions are requested in order for the development to comply with Strategic Objective 3.3 Environment (b) of the Isle of Man Strategic Plan 2016 ‘to protect, maintain, and enhance the built and natural environment (including biodiversity)’ and with Strategic Policy 4 (b) ‘protect or enhance the nature conservation and landscape quality of urban as well as rural areas’. Best wishes
Concerns: Bird nesting spaces will be lost due to vegetation removal, including a jackdaw nesting site found in a tree marked for removal., Loss of a number of trees with potential roost features for bats that will not be replaced for many years until replanted trees mature.
Conditions requested: A jackdaw nest box should be installed either on the new extension or one of the trees to be retained., Condition on approval for a detailed tree planting plan, including details of species and specifications, to be provided to Planning for written approval prior to development (including tree removal) commencing., Condition secured for at least 2 integrated bat boxes to be built into the new extension., If bats are found during the works, a member of the Ecosystem Policy Team should be contacted as soon as possible., If possible, a long-eared owl nest basket should be installed fairly low down in a suitable sized tree in an undisturbed area away from the house., Mitigation for nesting birds to be incorporated on site., Plan showing the details of the bat boxes to be provided to Planning for written approval prior to works commencing., Plans to be provided detailing the location, amount and specifications of nest boxes/bricks for written approval prior to works taking place., Tree felling to be undertaken in line with the soft felling methodology stated in section 7 of the bat report dated 20th July 2021.
Ecosystem Policy Team, DEFA
Statutory
ConditionsHappy with bat survey but requests multiple conditions for bat boxes, tree felling, bird mitigation, and tree planting plan.
Good Afternoon RE: PA 21/00185/B – Conversion of existing barn, The Driney, Laurel Bank, St Johns The Ecosystem Policy Team can confirm that a suitable level of assessment for bats has been undertaken and we are happy with the findings of the Manx Bat Groups bat survey reports dated 25th May 2021 and 20th July 2021. Should bats or evidence of bats, or nesting birds, be discovered before or during the works then work must stop and advice be sought from the Ecosystem Policy Team, DEFA. We request a condition on approval for the tree felling to be undertaken in line with the soft felling methodology stated made in section 7 of the bat report dated 20th July 2021. We would also add to this methodology that should bats be found in the course of the work, a member of the Ecosystem Policy Team should be contacted as soon as possible. Though the report concluded that there was no evidence of bats within the property, because the work will result in the loss of a number of tree with potential roost features for bats, which will not be replaced for many years until the replanted trees mature, the Ecosystem Policy Team request that a condition is secured for at least 2 integrated bat boxes to be built into the new extension. A plan showing the details of the bat boxes should be provided to Planning for written approval prior to works commencing. The boxes should be installed high up under the eaves of the new extensions and located on different elevations to provide the bats with different roosting conditions and opportunities. At least 1 box should be installed on a southerly elevation. Additionally, due to the amount of vegetation that is to be removed, though a bird survey has not been undertaken, or requested, there will undoubtedly be bird nesting spaces lost, including that for jackdaw which was found to be nesting in one of the trees marked for removal, in the bat survey. Therefore mitigation for nesting birds should be incorporated on site. Plans should be provided which detail the location, amount and specifications of nest boxes/bricks and these should be submitted to Planning for written approval prior to works taking place. Our recommendations are that as a definite jackdaw nest site is to be lost, a jackdaw nest box should be installed either on the new extension or one of the trees to be retained and as a longeared owl was heard calling throughout the bat survey, if possible a long-eared owl nest basket should be installed fairly low down in a suitable sized tree, in an undisturbed area away from the house. Though a vague plan has been provided showing the areas selected for new planting, a tree planting plan, including details of species and specifications is yet to be provided. The Ecosystem Policy Team recommend that Manx native or honorary native species are used, and the species composition includes large tree species which will in time grow and develop features for bats. We also request a condition on approval for a detailed tree planting plan to be provided to Planning for written approval prior to development (including tree removal) commencing. These conditions are requested in order for the development to comply with Strategic Objective 3.3 Environment (b) of the Isle of Man Strategic Plan 2016 ‘to protect, maintain, and enhance the built and natural environment (including biodiversity)’ and with Strategic Policy 4 (b) ‘protect or enhance the nature conservation and landscape quality of urban as well as rural areas’. Best wishes
Concerns: amount of vegetation that is to be removed, including jackdaw nest site, loss of a number of tree with potential roost features for bats, which will not be replaced for many years, vague plan has been provided showing the areas selected for new planting
Conditions requested: condition is secured for at least 2 integrated bat boxes to be built into the new extension, condition on approval for the tree felling to be undertaken in line with the soft felling methodology stated made in section 7 of the bat report dated 20th July 2021, detailed tree planting plan to be provided to Planning for written approval prior to development (including tree removal) commencing, mitigation for nesting birds should be incorporated on site with plans submitted to Planning for written approval prior to works taking place
After review of the additional documents, Highway Services had no additional comments to those made previously.
After review of the additional documents submitted referenced below, Highway Services have no additional comments to those made 08/03/2021.
Department of Environment, Food & Agriculture (DEFA) - Ecosystem Policy Team
Statutory
No ObjectionDEFA Ecosystem Policy Team confirm they are content with the proposed positions and type of bat boxes shown on the relevant bat box locations drawing.
I can confirm that the Ecosystem Policy Team are content with the positions and type bat boxes that are shown on the Denning Millar Project's Proposed plan bat box locations drawing for the Driney (drawing number P10)
Arborcultural Team
Internal
ConditionsThe Arborcultural Team confirmed the submitted information for the arboricultural method statement is acceptable.
have confirmed that the submitted information is acceptable
Arboricultural Team
Internal
No ObjectionConfirms the submitted arboricultural information is acceptable in relation to the condition.
The Arborcultural Team were consulted and have confirmed that the submitted information is acceptable (email dated 14.03.23).
German Parish Commissioners
Statutory
UnknownRequests deferral so the Board can have an opportunity to comment on the application.
Dear Sirs 21/00185 - conversion of barn to residential and extension to dwelling The Driney Laurel Bank I note you require comments on the above property before my Commissioners next meeting therefore I would be grateful if you would defer this application in order that the Board have an opportunity to comment.