23 June 2005 · Committee
Meary Voar, Postal Locality, Arragon, Santon, Isle Of Man, IM4 1hj
Permission was granted for the construction of a new 4-metre wide concrete/tarmac access road along the line of an existing track at Meary Voar, Arragon, Santon. The proposal also included a new surface water carrier and attenuation scheme. The existing track runs from Meary Voar, described as an attractive cluster of mostly stone farm buildings, to the access for the Department of Transport Drainage Division at Meary Veg. At the time of the application, the track was only passable by four-wheel-drive vehicles and not by ordinary cars. The officer report identified no adverse traffic impacts. While there was some concern about the effect on trees and hedging alongside the lane, the officer observed that the existing vegetation was mostly scrappy hawthorn of varying heights and not considered worth preserving.
The Planning Committee permitted the construction of the new access road. The officer report noted no adverse traffic impacts and found the existing hedging and trees alongside the lane were not of sufficient quality to warrant preservation. Permission was granted subject to three conditions.
Planning Circular 1/92
The hdge must be constructed in accordance with Planning Circular 1/92.
Wherever possible local materials and construction details should be utilised. Manx hedges should be in accordance with the advice in Planning Circular 1/92. Planting should not be seen as purely "cosmetic". Trees and shrubs should complement buildings, be used to frame good views, screen poor views, provide shelter and human scale to developments as well as providing improved wildlife resources. On larger projects, structure planting, consisting primarily of belts of trees and shrubs will provide shelter, screening, enclosure and green "corridors" for roads whilst reducing the visual scale of development and creating a more hospitable and amenable environment. These belts, usually located along roads and boundaries, should be informal and comprise densely planted, mainly indigenous feathered trees, whips and shrubs supplemented with larger trees in key locations for initial maturity. Entrances, areas immediately adjacent to buildings, and other areas where space is restricted may need a more formal approach to design using more ornamental trees, shrubs, formal hedging and lawns. Planting design is most effective when bold and simple. A few species, to complement each other, are far more impressive than a large variety of plant material scattered in unrelated groups. The full range of plant types and uses should be considered for site specific solutions. The following is a short check list for consideration: - SHORT GRASS/LAWNS - MEADOW AREAS - WILD FLOWER PLANTING/SEEDING - TREES (NATIVE AND ORNAMENTAL) - SHRUBS (NATIVE AND ORNAMENTAL) - HERBACEOUS PLANTS - CLIMBERS - BULBS - MARGINAL AND AQUATIC PLANTS - SHELTER PLANTING - SCREEN PLANTING - HEDGEROWS (NATIVE AND ORNAMENTAL) - GROUND STABILISATION/GROUND COVER PLANTING With any landscape proposals it is essential that establishment and future maintenance requirements are considered at the design stage. Low maintenance schemes can be achieved by careful plant selection and maintenance over the first and second years. Maintenance and damage to buildings can be minimised by taking account of the ultimate height and crown spread of trees in relation to the proposed development. It is therefore recommended that a distance of at least 12 metres be maintained between existing trees and new buildings.  # PLANT SELECTION & SPECIFICATION ## TREES Ash (Fraxinus excelsior) Alder (Alnus sp) Aspen (Populus tremula) Birch (Betula sp) Cherry (Prunus avium) Crab apple (Malus sp) Eucryphia Gum tree (Eucalyptus sp) Hawthorn (Crataegus monogyna) Holly (Ilex aquifolium) Maple (Acer sp) Oak (Quercus sp) Rowan (Sorbus aucuparia) Poplar (Populus sp) Willow (Salix sp) ## SHRUBS Blackthorn (Prunus spinosa) Cotoneaster Elder (Sambucus nigra) Elaeagnus Gorse (Ulex gallii/europaeus) Escallonia Hazel (Corylus avellana) Fuchsia Shrub roses (Rosa sp) Griselinia Willow (Salix sp) Hebe Olearia Potentilla Pyracantha Senecio ## BULBS/WILDFLOWERS Bluebell Chicory Cow parsley Cornflower Crocus Dog Daisy Narcissus species (Manx doubles) Hardhead Lady's smock Sweet cicely Meadow buttercup Pignut Snowdrop Red campion Wood anemone ## PLANTS TO AVOID The following plants should not be used as they can be invasive and damage native vegetation: Giant Hogweed Petasites fragrans Gunnera Japanese knotweed Prior to undertaking any major planting scheme or development reference should be made to the Biological Records Officer at the Manx Museum to ascertain if the proposed site holds any unusual flora or fauna. Where wildflower planting or seeding operations are being considered reference should be made to The Wildlife Committee. WHILST the Island suffers from some climatic restrictions to plant establishment (strong, salt laden winds and heavy rainfall), together with generally poor acidic soils, once established, plant growth rates are excellent and, given protection, even tender plants will survive and thrive. The key to success is to utilise those plants which can be seen growing throughout the Island as "key" species which will offer interest in their own right as well as long term protection for less hardy plants grown in their shelter. As general guidance native/indigenous plants should be used for larger scale structure planting with more ornamental species utilised in garden or formal settings. The indicative plant species listed are generally adaptable to conditions on the Island. Local knowledge and observation of plants growing in the vicinity will extend the list to ensure variety and diversity. Initial impact from planting schemes can be achieved by specifying whips and shrubs within the 600-1200 mm height range and increased planting densities of 2-4 per square metre depending on location. Increased densities afford increased mutual protection to plants on exposed sites increasing survival and growth rates. On very exposed sites protective windbreak fencing must be considered and maintained throughout the establishment period. Thorough ground preparation is also essential before planting, and weed growth should be checked throughout the establishment
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This permission relates to the creation of a surfaced access and drainage as shown in drawings P01, P02 and P03 all received on 29th March, 2005.
Condition 3
Following the creation of the paved lane and drainage as approved, there must be constructed a Manx sod hedge alongside the lane to provide a physical and visual boundary to the lane and to provide an enhanced habitat for wildlife, replacing the hedging and shrubbery removed as part of the approved works. The hedge must be constructed in accordance with Planning Circular 1/92.
