20 December 2023 · Planning Committee
Manx Birdlife Point Of Ayre Reserve, Postal Locality, Cranstal, Bride, Isle Of Man, IM7 4bs
The proposal involves landscaping a former quarry works area within the Manx Birdlife Point of Ayre Reserve on Cranstal Road, Bride, to provide an information point with seating area (about 10m diameter, enclosed by low vegetated mounds 700-900mm high, stone cairns, benches, bronze plaque, pathways), a 70sqm timber vie…
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The proposal does not fully comply with General Policy 3's exceptions for countryside development but is justified as a departure because the works enhance an existing nature conservation site, partic…
General Policy 3
Presumes against development outside allocated sites except specific exceptions including 'buildings or works required for interpretation of the countryside, its wildlife or heritage' (GP3(h)). Not all works fit exactly but majority facilitate wildlife interpretation in bird sanctuary; departure justified by environmental enhancement policies and site context as nature reserve.
Strategic Policy 4
Requires development proposals to protect and enhance nature conservation of designated sites. Proposal enhances existing nature reserve, supported by prior approvals.
General Policy 2
General development control considerations. No specific conflicts identified.
Environment Policy 1
Protection of countryside and ecology. Works enhance rather than harm.
Environment Policy 2
Protection of landscape. No adverse impact on character and appearance of countryside.
Environment Policy 4
Protection of ecology, designated sites and protected species. DEFA content; bat boxes required.
Environment Policy 27
Environmental enhancement. Directly supports proposal as enhancement of former quarry in nature reserve; ties to para 7.21.1 on reclaiming mining areas.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Soft landscaping
The soft landscaping of the site shall be undertaken strictly in accordance with the Proposed Plan (Drawing No. PL500-04), and shall be retained as such thereafter unless changes to the landscaping have been submitted to and approved in writing by the Department. No Wildlife Act 1990 Schedule 8 non-native invasive plant species are to be planted on site. Reason: In the interests of protecting and enhancing the biodiversity of the environment.
Bat boxes
The bat boxes are to be erected on site as detailed in the Location Plan (Drawing No. 01 Rev A), Bat Box Image, and Description of the proposal, all received 31 August 2023. The boxes/bricks shall be retained thereafter. Reason: In the interests of protecting and enhancing the biodiversity of the environment.
No material import/export
No excavated material shall be removed from the site and no fill materials may be brought onto the site. Reason: For the avoidance of doubt - the works proposed are engineering works to alter the existing landform but do not seek approval to remove material from/import material to the site and so any impacts which may result from that (e.g. highways/traffic) have not been assessed.
Temporary structures
There shall be no provision on the site of moveable structures, works, plant or machinery (excluding earth moving and excavation vehicles) required temporarily in connection with the development hereby approved unless details (including timescale for removal) have been submitted to and approved in writing by the Department and they are provided in accordance with those approved details. Reason: To protect the environment
no significant negative impact upon highway safety, network functionality and /or parking (22 September 2023)
content with the information submitted with the application... request that a condition for all soft landscaping to be undertaken as per the Proposed Plan - Drawing No. PL500-04 (13 October 2023)
DEFA Biodiversity initially requested additional ecological information but later confirmed no objection after review, requesting one landscaping condition. Highway Services HDC found no significant negative highway impacts and does not oppose.
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.
DEFA Ecosystem Policy Team
Conditional No ObjectionThe Ecosystem Policy Team do not object to these works. However, we believe that updated information is required prior to determination.; Therefore, prior to determination of this application we request that Manx BirdLife provide a description of the area with accompanying photos, an assessment of the likelihood of encountering any Wildlife Act 1990 protected species and a summary of the likely ecological impacts, alongside avoidance and mitigation measures.
Conditions requested: Avoidance and mitigation measures can then be conditioned on approval
DEFA Ecosystem Policy Team
Conditional No ObjectionThe Ecosystem Policy Team can confirm that we are content with the "Description of the Area to be Developed and Ecological Impacts" document; we do not believe that conditions are required for the protection of species. However, we would request a condition for all soft landscaping to be undertaken as per the Proposed Plan (Drawing No. PL500-04).
Conditions requested: all soft landscaping to be undertaken as per the Proposed Plan (Drawing No. PL500-04)
