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Site
The site represents the curtilage of the Dhoon Glen, Main Road, Dhoon, Ramsey, which is a large parcel of undeveloped land, located on the eastern side of the Main Road. The application site only forms a very small part of the whole site which is indicated within the red line on the submitted location plan.
Land Use Zoning
The application site is within an area recognised as being an area of ‘National Glen open to the public & owned by the Isle of Man Forestry, Mines & Lands Board’, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; but is within an area zoned as High Landscape or Coastal Value and Scenic Significance.
The following previous planning applications are considered relevant in the assessment and determination of this application:
The existing grass bank has collapsed due to a small landslide. This has resulted in the bank pushing the existing gabions partially towards the river bed.
The proposal would re-grade the existing slope, and to install a 1.5 metre diameter concrete culvert, which would have a length of 12 metres. The pipes would be backfilled with granular fill with a minimum of 0.15 metre layer of topsoil and seeded.
The Drainage Division makes no comment on the merit of the proposed development but requests that an informative note be attached to any approval decision notice.
Inland Fisheries Development Manager makes comments to the application which can be summarised as:
Would be preferable if the culvert design was a bottomless arch structure. It is understood that in this instance, there is no alternative option. If a pipe culvert is essential, then the design must be such to ensure that low flow depths through the culvert base are maintained. The slope of the culvert must match the slope of the river bed and there must be no hydraulic drop at the inlet or outlet of the culvert which would prevent passage of fish or other species. The base of the pipe must be placed below river bed level and a layer of river bed material placed within the culvert length to create a natural substrate which will encourage movement of fish and other species. Culverts are prone to blockages which can result in flooding. The drawing does not specify the intended number of culvert pieces to be installed but it is recommended that one pipe only is installed across the width of the stream. After installation, the culvert must be inspected at regular intervals and any blockages removed to maintain a free flow. As the intention is to use concrete during the construction of the culvert, the method statements must include full details of the precautionary measures to be taken to prevent pollution of the watercourse, and the sediments must be used to minimise the risk of sedimentation of the watercourse downstream from the works. And the contractor is advised to forward copies of the method statement to the Fisheries Division for discussion prior to works commencing, and to liaise closely thereafter.
The Authority has not received any privately written representations objecting to the application.
11 November 2008
08/01569/B
From a visual impact the proposal would have little or no visual impact upon the landscape given the site is well screened from any public footpath, and as the proposed culvert would be covered with backfill, top soil and seeded. Additionally, it would seem the proposal would overcome the existing problem and help in order to prevent further land slippage.
A condition can be attached which requires the applicant to consult with the Inland Fisheries over their concerns.
Overall, it is considered the proposals would be acceptable for the reasons given previously within this report. Accordingly, the proposals would be appropriate in these locations and therefore the application is recommended for an approval.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Recommended Decision: Defer Legal Agreement
Date of Recommendation: 06.11.2008
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to stabilising of bank and installation of culvert as proposed in the submitted documents and drawings DG 1, DG 2, DG 4, NGC/2554 105 and NGC/2554 106 all received on 8th August 2008.
11 November 2008 08/01569/B Page 3 of 4
Prior to the commencement of works a method statement is required to be submitted to and agreed in writing by the Planning Authority in consultation with the Inland Fisheries Development Manager; which statement shall include full details of the detailed design of the culvert, the level(s) at which the culvert base is to be sited and precautionary measures to be taken to prevent pollution / sedimentation of the watercourse. Development shall not proceed subsequently except in strict accordance with the approved statement.
C 4. All seeding shall be carried out in accordance with the approved details in the first available seeding season following installation of the approved culvert. Should the seeded grass fail to establish or if, within a period of 5 years from the date of seeding, it removed, or seriously damaged or diseased it shall be replaced in the next seeding season unless the Planning Authority has given written consent to any variation.
N 1. The applicant is advised that, in accordance with the 1934 Land Drainage Act, written permission must be obtained from the Land Drainage Engineer of the Department of Transport Drainage Division before any works are carried out on the watercourse.
N 2. The applicant is recommended to discuss the proposed scheme with the Inland Fisheries Development Manager, in relation to the possibility of installing baffles within the culvert, to create a riffle flow and reduce water velocity. This will help in fish and other species movements through the culvert.
I confirm that this decision accords with Government Circular No 32/07 (Delegation of Functions to Senior Planning Officer) and GC 33/07 for Advertisements. Resanit (Cengialan wripen) Signed : Senior Planning Officer
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