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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 25/10104/AIR Applicant : MOANY MOAR FARM Proposal : Information in relation to conditions 3, 4, 5 and 6 of PA 25/90314/B providing details for Biodiversity Mitigation & Enhancement, Drainage, External Lighting and the Landcaping Scheme at Moaney Moar Site Address : Moaney Moar Farm Ballabooie Road Cronk Y Voddy Kirk Michael Isle Of Man IM6 1BA

Deputy Head of Customer Service and Technical Support: Charlotte Crowe

Recommended Decision: Permitted Date of Recommendation: 20.08.2025

N1. 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 conditions 3, 4, 5 and 6 of application 25/90314/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 drawings and documents submitted to the Department titled: APPLICATION FORM, COVERING LETTER, REV A - 101 - PROPOSED ELEVATION, REV A - 102 - PROPOSED FLOOR PLAN, 103 - LANDSCAPING PLAN, 104 - DRAINAGE DETAILS, and MITIGATIONS REPORT all recorded as being electronically received on 24.07.2025 __

Officer’s Report

1.0 Description 1.1 The proposed application 25/90314/B for the erection of a ménage with associated stabling facilities and feed and tractor store was approved by the Planning Committee on 30.06.2025, subject to 8 conditions, some of which required submission of additional information prior to the commencement of works.

1.2 This report is specific to Conditions (3, 4, 5 and 6) which the applicants are seeking to satisfy.

The specific wording of the condition is as follows:

(3) Prior to the commencement of the development, hereby permitted, details of bio- diversity mitigation measures in respect of Protected Species (bats) and nesting birds shall be submitted to and approved in writing by DEFA Planning. Such details shall cover

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avoidance of harm to protected species, and nesting birds. The mitigation measures and biodiversity enhancement shall make provision for at least 3 bird nest boxes to be erected high up on the northern elevation of the new building, but not above windows or doors; and, that 3 boxes suitable for swift are erected. Following written approval of the scheme by DEFA, these details shall be implemented in full prior to the first use of the private equestrian facility and shall, thereafter, be retained and maintained for the lifetime of the development.

REASON: For the conservation and protection of legally protected species, in accordance with the requirements of the Wildlife Act 1990 and Environment Policies 4 and 5 in the Adopted Isle of Man Strategic Plan 2016.

(4) Details of foul and surface water drainage provision to serve the development, hereby approved, shall be submitted to and approved in writing by DEFA Planning. Such approved drainage scheme shall be installed prior to the development hereby permitted being first occupied and shall thereafter be retained and maintained at all times.

REASON: To ensure that the site is adequately drained and does not increase the risk of flooding elsewhere.

(5) Prior to the construction of any of the development, hereby permitted, above finished ground floor level, all details of any external lighting to be applied to the buildings surfaces or at ground level around the site shall be submitted to and approved in writing by DEFA Planning. Any such lighting shall be installed prior to the development being first occupied and shall thereafter be retained and maintained at all times.

REASON: To minimise the impact of the development on Bats, Birds and any other Protected Species and safeguard the rural character and amenities of the area including minimising the impact of the development on the rural night sky.

(6) Prior to the commencement of the development hereby approved, details of a landscape scheme shall be submitted to and approved in writing by the Department. All planting, seeding, and any earthworks comprised in the approved details of landscaping shall be carried out in the first planting season following the substantial completion of the development; and any trees or plants which, within a period of 5 years from the completion of the development, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species. Thereafter, all soft and hard landscape works shall be permanently retained in accordance with the approved details.

REASON: To ensure the provision of an appropriate landscape setting to the development, and to safeguard the appearance of the development and the surrounding area.

2.0 Proposal 2.1 The applicant's agent has submitted a detailed Biodiversity Mitigation & Enhancement Statement, a drainage plan, a landscaping plan and elevations showing the proposed lighting along with a duly completed AIRC form on the 24.07.2025.

2.2 Biodiversity Mitigation & Enhancement Statement outlines the following (in Part):

2.2.1 To ensure the protection of nesting birds and bats, all construction works will be scheduled to commence only after August 2025. This approach fully avoids the main nesting bird season (March to August), thereby eliminating any risk of disturbance to protected species during this sensitive period. Consequently, there will be no need for pre- works ecological inspections for nesting birds or bats prior to the commencement of works.

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2.2.3 Biodiversity Enhancement Measures - The following biodiversity enhancement measures will be implemented prior to the first use of the facility and will be retained and maintained for the lifetime of the development:

o Swift Boxes: o 2 No. Vivara Pro WoodStone Swift Nest Boxes (NHBS or similar approved) positioned at eaves level (approximately 3.7m above ground) on the north west elevation. o 1 No. Vivara Pro WoodStone Swift Nest Box (NHBS or similar approved) positioned at the peak of the gable on the north east elevation (approximately 7.8m above ground).

o Bird Boxes: o 2 No. Vivara Pro Build-In Half Open Nest Boxes (NHBS or similar approved) positioned at eaves height on the north east elevation.

o Bat Boxes: o 2 No. Low Profile WoodStone Bat Boxes (NHBS or similar approved), to be installed at suitable positions on the building at eaves height or higher, away from artificial lighting and potential disturbance (precise locations to be determined on site for optimal benefit).

Plans and elevations clearly indicate the proposed installation location. All boxes will be subject to annual visual inspection, with repairs or replacements undertaken as necessary to ensure continued effectiveness.

2.3 Sensitive External Lighting External - lighting has been carefully limited to the South West and North West elevations and will be located only in the vicinity of serving doors for operational safety. All lighting will be downward-facing and fitted with appropriate shielding to prevent unnecessary light spill onto adjacent habitats and away from all installed bird and bat boxes. Lighting will be operated on timers or motion sensors to further minimise illumination during sensitive periods, reducing any potential impact on nocturnal wildlife.

2.4 Landscaping and Habitat Management - Existing hedgerows and vegetation along the site boundaries will be retained wherever practicable, in order to maintain foraging and commuting routes for bats and to provide shelter and nesting opportunities for birds. Any additional landscaping introduced as part of the development will prioritise the use of native species known to benefit local wildlife and enhance overall site biodiversity

2.5 Drainage details have been provided in the form of a detailed plan which indicate: Foul Drainage Foul Inspection Chamber Surface water drainage SW Inspection Chamber Trapped Gullys

The plan highlights the direction of both surface water run-off leading into a soakaway and foul drainage leading into a septic tank sized to suit ground percolation and inflow.

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 (14.08.2025), after their review of the submitted documents, concludes that they are pleased to confirm that the information satisfies the relevant clauses.

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3.2 The Department's Ecosystems Policy Team were consulted for advice on the information that has been provided. The following comments were received on 08.08.2025: "The Ecosystem Policy Team can confirm that we are content with the biodiversity measures contained in the Biodiversity Mitigation & Enhancement Statement and as shown on the Soft Landscaping Plans (drawing no. 103) and Proposed Indoor Riding Area Plans (Drawing no. 101 Rev A), this includes the installation of bat and bird boxes and native landscaping.

Though the proposed lighting is facing an area of hedge, we find this acceptable as the lighting temperature (2,700k) is suitable and the lighting is to be directed downwards, shielded and fitted with timers and motion sensors to limit the length of time that the lighting is on."

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 conditions 3, 4, 5 and 6 of application 25/90314/B, under the understanding that the development shall not be carried out unless in accordance with the approved details. __

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: 19.09.2025

Determining officer

Signed : J SINGLETON

Jason Singleton

Principal Planner