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25/10081/AIR PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 25/10081/AIR Applicant : Dr John Taylor OBE Proposal : Information in relation to condition 6 of PA 23/01364/B providing details for a Precautionary Working Method Statement for common lizards Site Address : Field 434112 Douglas Road Ballasalla Isle Of Man

Planning Assistant: Mrs Charlotte Crowe

Recommended Decision: Permitted Date of Recommendation: 18.07.2025

Notes for Approval NOTE. In this instance of the submitted documentation and after consultation with the relevant Department confirming that they are happy with the level of detail, it is deemed sufficient to achieve the desired outcome and would be considered satisfactory for the planning condition 6 of application 23/01364/B, under the understanding that the development shall not be carried out unless in accordance with the approved details.

Plans/Drawings/Information;

This decision hereby approved relates to documents submitted to the Department titled: APPLICATION FORM and 25_12 FIELD 434112 PWMS COMMON LIZARD FINAL, recorded as being electronically received on 24.06.2025

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Officer’s Report

1.0 Description 1.1 The proposed application 23/01364/B for the Proposed erection of three pole-mounted photovoltaic trackers with associated equipment, containers and parking (part retrospective) was approved by the Planning Committee on 08.07.2024 subject to 10 conditions, some of which required submission of additional information prior to the commencement of works.

1.2 This report is specific to Condition (6) which the applicants are seeking to satisfy. The specific wording of the condition is as follows: Prior to the commencement of any development on the site a Precautionary Working Method Statement for common lizards shall be submitted to and approved in writing by DEFA Planning. The development shall not be commenced until all the requirements of the approved Precautionary Working Method Statement have been implemented.

REASON: In order to protect the habitat of and minimise harm to any common lizards that may be found on the site.

2.0 Proposal

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25/10081/AIR 2.1 The applicant's agent has submitted a detailed PRECAUTIONARY WORKING METHOD STATEMENT, along with a duly completed AIRC form on the 24.06.2025.

2.2 The Precautionary Working Method Statement outlines the following (in Part):

The site is a section of field, situated in the south of the island, in rural and semi-rural surroundings to the east of the town of Ballasalla which has expanded in recent years on its eastern edge.

Legislation: Common Lizard Zootoca vivpara is protected under Schedule 5 of the Isle of Man Wildlife Act 1990 (as amended).

The site works were noted to be largely completed, with new cabins and solar trackers in position.

A table has been provided with site walkover notes and photographs.

2.3 Ecology Vannin Consultancy Services gave the following recommendations:

The site owner/site manager should ensure that anyone (including sub-contractors) undertaking further works at the site (e.g. construction, groundworks and landscaping) is made aware of the potential for the site to support Common Lizard, what a Common Lizard looks like (see Appendix I) and the procedure to follow in the event that an individual is discovered during works. A copy of this Precautionary Working Method Statement should be kept on site and anyone working on groundworks or landscaping works should read this PWMS prior to beginning.

Should a Common Lizard or an animal suspected to be a lizard be discovered during any works, the works should cease and advice be sought from Ecology Vannin (telephone no. 01624 844432) or another suitably qualified ecologist e.g. DEFA Ecosystem Policy Team (tel. 01624 651577). 4

Common Frog Rana temporaria is also a protected species under Schedule 5 and all advice also contributes toward safeguarding against risk to frogs.

All works at the site should follow the general precautionary measures included below. Those works which are considered more likely to pose a potential risk are:

o Removal of mound of piled earth (TN1) if required

o Disturbance to any other piled earth / sod or stone boundaries / banks / piles or any other suitable lizard habitat as identified above

o Works around solar trackers / on neutral grassland

2.3.1 Measures to be taken ('Reasonable Avoidance Measures'): Vegetation management

o Vegetation clearance should be undertaken during the lowest risk period (November to February). o If clearance is required outside of this period:

o Vegetation should be cut slowly in one direction, no shorter than 10cm (at first), to allow any lizards (or frogs) to relocate to adjacent habitat. The direction of cut will depend on which area is being cut. Cutting should move toward site boundaries i.e. so that any individuals can escape to nearby retained habitat.

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25/10081/AIR o Vegetation should then be left for 24-48 hours, to allow lizards to relocate, before removal of the remaining grass sward down to 30mm to make unsuitable for lizards. o It should be completed on warm sunny days 120C+ ambient temperature. o If there is any significant delay (greater than 2 weeks) that enables the sward to become attractive to use by lizards and frogs the vegetation height will need to be managed by regular repetition of the above methods.

o Before works on grassland, they should be maintained low in height through regular strimming to a length of between 30-100 mm to discourage lizards within the working areas.

o Ground clearance of any remaining low vegetation (if required) and any ground works will only be undertaken following the works in the points above.

o Any removal of soil mounds (for example TN1), sod or stone-containing hedgebanks or dismantling of stone walling / piles or other refuges should be completed outside of hibernation period (i.e. outside of November to March) and ideally be completed carefully by hand to avoid harming any animals potentially using walling to bask, forage or shelter.

o If removal of sod hedgebanks, piles of stones or stone walling must be done in these winter months, consultation with the project ecologist will be needed and work may need to be supervised by an Ecological Clerk of Works (ECoW).

3.0 Consultation 3.1 The recommending officer of the original application was consulted for advice on the satisfaction of condition. The advice received on (18.07.2025), after their review of the submitted documents, concludes that they are pleased to confirm that the information satisfies the relevant clauses.

3.2 The Department's Ecosystems Policy Team were consulted for advice on the information that has been provided. The following comments were received: "The Ecosystem Policy Team can confirm that Ecology Vannin's Precautionary Working Method Statement for common lizards dated June 2025, is all in order. Works on site should be undertaken in line with this statement." 09.07.2025

4.0 Recommendation 4.1 In this instance of the submitted documentation and after consultation with the relevant Department confirming that they are happy with the level of detail, it is deemed sufficient to achieve the desired outcome and would be considered satisfactory for the planning condition 6 of application 23/01364/B, under the understanding that the development shall not be carried out unless in accordance with the approved details.

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I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Date: 18.07.2025

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner