Planning Conditions for Willaston Development (No. 20/01220/B)

Summary

The request sought all documents regarding compliance with planning conditions for the Willaston Apartments development, specifically bat/bird surveys and tree protection plans. The authority released some correspondence and reports but redacted significant portions of the email chain, resulting in a partial exemption outcome.

Key Facts

• The planning application reference is 20/01220/B for Willaston Apartments.
• The Department of Environment, Food and Agriculture (DEFA) received the request on 2025-07-02.
• The response was issued on 2025-07-30 with 85 pages across 2 documents.
• Arboricultural monitoring was conducted by Ben Brooker of trees.im in September and October 2022.
• Site manager correspondence from NK Construction confirms tree protection fencing was in place.

Data Disclosed

• 20/01220/B
• 2025-07-02
• 2025-07-30
• 85
• 2
• 17 February 2022
• 11 February 2022
• 07 October 2022
• 4 Oct 2022
• 3 Oct 2022
• 29 September 2022
• 28 Sep 2022
• 27 Sep 2022
• 01624 671537
• 07624 259720
• IM2 2QT

Original Request

Please can you provide copies of ALL submissions, notifications, reports, correspondence, documents, information and other records received, sent and/or held by the Department, which relate to compliance with the planning conditions outlined in the planning approval notice for 20/01220/B. This should include but is not limited to: The bat and bird survey that was to be completed and submitted prior to the commencement of the works; tree planting plan; surveys undertaken on retained trees and protection of roots since planning approval was granted.

Data Tables (28)

Full Response Text

1 From: Sent: 17 February 2022 12:03 To: Cc: Butler, Steve (DEFA) Subject: FW: Willaston Apartments PA 20/01220/B Pre commencement Conditions 3,4,6 and 8 Attachments: MWT 20_ 51 Willaston apartments Protected sp report Feb 21 FINAL.pdf; PAL Willaston Tree Crate Detail-1-200 A1.pdf; PL470-02 Planting Plan 1-200 A1.pdf; Plant Schedule.pdf; Soft Landscape Specification.pdf; Willaston Apartment AMS-310321.zip Hi

Can we add theses to the prior to folder please?

I will deal with.

Kind Regards

Any views expressed in this email are those of the officer only and are without prejudice to any formal decision made under the provisions of the Town and Country Planning Act 1999 and any relevant secondary legislation.

Please be aware that should the content of this email be materially relevant to a planning application, its content may be published as detail relevant to the formal assessment of the application. Publication will include availability via online services.

From: @savagechadwick.com>
Sent: 11 February 2022 14:00 To: @gov.im> Subject: Willaston Apartments PA 20/01220/B Pre commencement Conditions 3,4,6 and 8

Caution: This email is from an external sender. Please take care before opening any attachments or following any links.
Hi

I am pretty sure I have already discharged these pre commencement conditions however I cant find an e mail confirmation of same. As the scheme is out to tender I thought I had better make doubly sure.

If, as I suspect, you have already received this – please ignore it and put it down to an age related moment on my part!

Thanks

REDACTED REDACTED REDACTED REDACTED REDACTED REDACTED REDACTED REDACTED REDACTED 1 From: Ben Brooker ben@trees.im Sent: 07 October 2022 14:23 To: Cc: ; Harrison, Charles Subject: Re: PA20/01220/B - Willaston Apartments - Arboricultural Monitoring Dear All,

Following my site visit on Wednesday afternoon I can confirm that adequate tree protection is in place and fully effective.

Action required

 Retain all protective fencing in its current position, including that around the area of proposed/approved geocell.  Inform my prior to the removal of the fencing around the geocell area so that a site meeting can be held to discuss installation of the geocell and any additional tree protection requirements.

Please see photos attached for reference.

Kind regards,

Ben Brooker Managing Director & Senior Arboricultural Consultant

E: ben@trees.im | T: 07624 259720 | W: https://trees.im | S: @ManxRoots

REDACTED REDACTED REDACTED 2 3 4 5 6

On 4 Oct 2022, at 18:01, Ben Brooker ben@trees.im wrote:

Thanks ,

I will drop into site tomorrow (Wednesday) around 3pm.

Ben

REDACTED 7 On 3 Oct 2022, at 09:56,

@nkconstruction.co.im> wrote:

Good Morning Ben,

I am back from holidays now, so call when you it suits.

Regards,

Site Manager

Office : 01624 671537
Mobile : 07624

Email : @nkconstruction.co.im Web : www.nkconstruction.co.im Address: Unit 5, Spring Valley Ind Est, Douglas Isle of Man, IM2 2QT

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                         Building & Civil Engineering Specialists

The company accepts no liability for the content of this email, or for the consequences of any actions taken on the basis of the
information provided, unless that information is subsequently confirmed in writing. If you are not the intended recipient you are
notified that disclosing, copying, distributing or taking any action inreliance on the contents of this information is strictly prohibite

From: @nkconstruction.co.im>
Sent: 29 September 2022 08:34 To: Ben Brooker ben@trees.im Cc: @nkconstruction.co.im>; e @savagechadwick.com>; Harrison, Charles charles.harrison@gov.im Subject: RE: PA20/01220/B - Willaston Apartments - Arboricultural Monitoring

Next week would suit me best as John is away on holiday and I’m tight on time.

From: Ben Brooker ben@trees.im
Sent: 29 September 2022 08:33 To: @nkconstruction.co.im> Cc: @nkconstruction.co.im>;

@savagechadwick.com>; Harrison, Charles charles.harrison@gov.im Subject: Re: PA20/01220/B - Willaston Apartments - Arboricultural Monitoring

Morning ,

I can’t a make a visit today. .

I will arrange a visit for next unless you need us there sooner?

Regards,

Ben

On 28 Sep 2022, at 10:03, Ben Brooker ben@trees.im wrote:

REDACTED REDACTED REDACTED REDACTED REDACTED REDACTED REDACTED REDACTED REDACTED REDACTED REDACTED REDACTED REDACTED REDACTED REDACTED 8 Thanks

I’ll drop in around 10am tomorrow to sign off the fencing.

Regards,

Ben

On 27 Sep 2022, at 14:26, Michael Fernandes @nkconstruction.co.im> wrote:

Hi Ben,

Additional fencing has been installed as per your conversation with on site – We will not be allowing any site operatives to enter this exclusion zone until we install root protection system.

Feel free to arrange a meeting on site to review.

Regards,

From: Ben Brooker ben@trees.im
Sent: 27 September 2022 09:51 To:

@nkconstruction.co.im> Cc:

@nkconstruction.co.im>; @savagechadwick.com>; Harrison, Charles charles.harrison@gov.im Subject: PA20/01220/B - Willaston Apartments - Arboricultural Monitoring

Dear All,

A preliminary site meeting was held at the above site on Tuesday 30th August 2022 to discuss the conditioned tree protection measures prior to commencement of the development. During the meeting we agreed that the specification of the fencing could be altered slightly (see attached email). It was also agreed that the fencing would encompass the area of proposed ground protection (geocell) until the product had been sourced and was ready to be installed.

I have also attached the complete arboricultural method statement (AMS) and drawings for reference.

Action required

Please can you let me whether the fencing has been installed as agreed and is ready for inspection?

REDACTED REDACTED REDACTED REDACTED REDACTED REDACTED REDACTED REDACTED 9

Kind regards,

Ben Brooker Managing Director & Senior Arboricultural Consultant

E: ben@trees.im | T: 07624 259720 | W: https://trees.im | S: @ManxRoots

Manx Roots Limited, 78 Greenlands Ave, Ramsey, Isle of Man, IM8 2PH T: 07624 259720 | E: ben@trees.im | W: https://trees.im

31st March 2021

BS 5837:2012 Arboricultural Method Statement

for Willaston Apartments Snaefell Road, Douglas, Isle of Man

Application no.20/01220/B

Site Address: Former Police Station, Apartments and Church, Sneafell Road, Douglas Client Name: Douglas Borough Council Document Ref: AMS-310321 Consultant: Ben Brooker
L4DipArb, TechArborA
Report Date: 31/03/21 Document Checked by: Ryan Wilson
BSc(Hons), MArborA Signed on behalf of Manx Roots Ltd. Ben Brooker, Managing Director
REDACTED March 2021 Willaston Apartments - AMS Page 2 of 13

Manx Roots Ltd. T: 07624 259720 | E: ben@trees.im | W: https://trees.im Contents

Summary ............................................................................................................................................................ 2 1. Purpose ...................................................................................................................................................... 3 2. Scope ......................................................................................................................................................... 3 3. Responsibilities .......................................................................................................................................... 4 4. Sequence of works .................................................................................................................................... 5 5. Protective fencing and exclusion zones .................................................................................................... 6 6. Permanent ground protection (geocell) .................................................................................................... 7 7. Arboricultural supervision and monitoring ............................................................................................. 10 8. Bibliography ............................................................................................................................................. 12

Appendix 1 - Plans and drawings ..................................................................................................................... 13

Summary The following Arboricultural Method Statement provides details for the protection of retained trees within the Willaston Apartments development site and references drawing number: TP-261120. This document forms part of planning condition no.3 for this development and, therefore, must be adhered to in full at all times unless agreed otherwise with the Planning Authority. If there is any deviation from this Arboricultural Method Statement, the project arboriculturist (PA) and Planning Authority must be informed immediately.

March 2021 Willaston Apartments - AMS Page 3 of 13

Manx Roots Ltd. T: 07624 259720 | E: ben@trees.im | W: https://trees.im 1. Purpose
1.1. The purpose of this arboricultural method statement (AMS) is to provide detailed actions required to prevent the approved development activities causing unacceptable damage to the trees retained within the development site. 1.2. This AMS has been produced to comply with the recommendations of British Standard BS5837:2012 – Trees in relation to design, demolition and construction – Recommendations. 1.3. Details relating to individual trees within the site can be found in the associated Arboricultural Impact Assessment dated 25/11/20 and submitted as part of the planning application. 1.4. This AMS relates entirely to the protection of the retained trees and must not be read as a definitive engineering or construction method statement.
2. Scope
2.1. The tree protection measures set out in this AMS aim to meet condition no.3 of the planning consent (PA20/01220/B) as follows: 2.1.1. Prior to the commencement of development hereby approved a detailed Arboricultural Method Statement (AMS), adhering to the recommendations of BS5837:2012 (Tree in relation to design, demolition and construction – recommendations), shall be submitted to and approved in writing by the Department. The AMS should address all of the following and any other relevant issues: a) The specification of the protective fencing to be used. b) The installation of permanent ground protection and new hard surfacing within RPAs of retained trees (e.g. materials, design constraints and implications for levels). c) Preparatory works for new landscaping. d) Phasing of works. e) How the arboricultural and/or construction manager will carry out arboricultural site monitoring, including a schedule of specific site events requiring input or inspection. The agreed protection measures and construction methods shall be adhered to in full. Reason: to provide a level of technical detail sufficient to provide a high level of confidence in the outcome for retained trees on the site. 2.2. The persons identified below shall observe and implement the protection measures in line with their responsibilities as per the sequence of works in order to comply with condition no.3.

March 2021 Willaston Apartments - AMS Page 4 of 13

Manx Roots Ltd. T: 07624 259720 | E: ben@trees.im | W: https://trees.im 3. Responsibilities
3.1. Project Manager (PM) 3.1.1. Appoint a Project Arboriculturist to oversee compliance with the following method statement. 3.1.2. Communicate all planning related conditions to the site manager. 3.1.3. Ensure the full compliance of contractors and subcontractors with general site policies and with the requirements of this arboricultural method statement (AMS).
3.1.4. Ensure that all the equipment required to execute the works according to this AMS are available, and to provide any additional equipment that might be required. 3.1.5. Co-ordinate with the Site Manager, Project Engineer and Project Arboriculturist for a safe and proper execution of the works.
3.1.6. Inform the Planning Authority of any deviation from the agreed AMS.
3.2. Site Manager (SM) 3.2.1. Communicate all tree protection measures and planning related conditions to the contractors, subcontractors and site personnel. 3.2.2. Ensure the works are carried out according to the specification of the AMS and approved drawings. 3.2.3. Communicate any foreseeable deviations from the agreed AMS to the Project Manager and Project Arboriculturist prior to it occurring, or immediate after if unforeseen. 3.2.4. Liaise and co-ordinate with the Project Manager and contractors for the agreed sequence of works. 3.2.5. Provide the risk assessments for the works in hand. 3.2.6. Provide sufficient and safe access for operatives and equipment. 3.2.7. Co-ordinate with the Project Engineer and ensure the specifications of the AMS and approved drawings be implemented properly. 3.2.8. Maintain survey details and reports, periodically check the progressing works and advise the Project Manager and Project Arboriculturist of any deviation from the AMS. 3.3. Project Engineer (PE) 3.3.1. Ensure that structures and methods of construction specified in the AMS are implemented and managed in compliance with agreed specifications, industry guidance and manufacturer guidance. 3.4. Project Arboriculturist (PA) 3.4.1. Ensure that works are progressed in the sequence specified in the AMS and as per the Tree Protection Plan. 3.4.2. Inform the Project Manager of any deviation from the agreed AMS. 3.4.3. Attend site at pre-agreed intervals to provide guidance and instruction relating to the AMS and any unforeseen occurrences. March 2021 Willaston Apartments - AMS Page 5 of 13

Manx Roots Ltd. T: 07624 259720 | E: ben@trees.im | W: https://trees.im 3.4.4. Maintain and share records of site visits and related correspondence with the Project Manager, Site Manager, Project Engineer and, where applicable, Contractors and Sub-contractors. 4. Sequence of works 4.1. The following table outlines the sequence in which the tree protection measures will be implemented / installed and monitored. A record of completion will be circulated via email as outlined in section 7. Sequence Works AMS Section PA supervision required 1 Pre-commencement site meeting held with PM, SM, PE and relevant contractors to discuss works contained in document AMS-310321 and drawing TP-26112

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