30 October 2025 · Planning Committee
Fields 324507 And 524325, West Baldwin Road, West Baldwin, Isle Of Man, IM4 5hd
The proposal involves siting two steel storage containers (each 6.05m x 2.43m x 2.89m) with a mono-pitch link roof spanning a 5.9m gap, creating a covered area for tools, machinery and materials used in rewilding and habitat management under a five-year Section 30 Wildlife Act 1990 Agreement.
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Although the proposal does not fall within the specific exceptions listed under General Policy 3, the temporary, functionally necessary and location-dependent storage is integral to delivering a Secti…
General Policy 3
Presumption against development outside allocated sites except narrow exceptions (e.g. agriculture/forestry buildings). Proposal does not strictly fit but justified as departure due to functional necessity for Section 30 Agreement in Wild Bird Sanctuary, with temporary nature and conditions tempering countryside impacts.
Strategic Policy 4
Requires protection and enhancement of nature conservation in designated sites. Storage enables habitat restoration (species-rich grassland, scrub control), carrying significant positive weight despite GP3 tension.
General Policy 2
General development considerations (siting, scale, design, ecology, flood risk, amenity). Siting, dark green finish, 9m watercourse buffer, no external storage/lighting and tree protection ensure compliance across landscape, visual, water and amenity aspects.
Spatial Policy 5
Design and visual impact; conserve rural character in LCA B7 (valley woodland, tranquillity). Modest scale, screened location and colouring avoid harm to enclosed valley views.
Environment Policy 1
Protect countryside and ecology. Supports biodiversity enhancement via management regime.
Environment Policy 4
Protect ecology/designated sites. No objection from DEFA; no tree/habitat loss.
Environment Policy 7
Protect watercourses (8m buffer normally). 9m buffer maintained; no pollution risks.
Environment Policy 13 - Development and flood risk
Flood risk. Non-habitable use in medium fluvial risk area; no increased risk.
Environment Policy 3
Protect trees/woodland. No registered trees on site; Tree Protection Plan required.
Environment Policy 27
Enhance natural environment/habitats. Directly supports Section 30 management.
Time-limited removal and restoration
The storage containers, link roof and any associated pad supports shall be removed from the site on or before five years from the date of this permission becoming final, or within three months of the cessation/expiry of the Section 30 Wildlife Act 1990 Management Agreement for Renscault Brooghs, whichever is the sooner, and the land shall be restored to its former condition, including re-grading and re-seeding of any disturbed ground.
Use restriction to habitat management storage
The development shall be used solely for the storage of machinery, tools and materials required for habitat management and biodiversity enhancement at the site, and for no other purpose, including any commercial storage, public interpretation/education use, or general agricultural or business use.
No living/sleeping accommodation
The containers and covered area shall not be used for living or sleeping accommodation at any time.
Approved plans and 9m watercourse buffer
The development shall be carried out in accordance with Drawing No. 002 (July 2025) and the siting shown thereon and shall maintain a minimum 9-metre buffer from the bank of the watercourse at all times.
Colour scheme and no advertisements
For the duration of the permission, the containers shall be finished and maintained in a dark green colour and the mono-pitch link roof in a dark grey colour as described in the submission; no advertisements or logos shall be displayed.
No external storage
No materials, equipment, plant or waste shall be stored outside the two enclosed containers or the roofed area between them, as defined by the footprint of the structure shown on Drawing No. 002.
External lighting details
No external lighting shall be installed unless details (including location, mounting height, luminance, hours of operation, cowls/baffles, and colour temperature) have first been submitted to and approved in writing by the Department. Lighting shall be installed prior to first use of the development and operated only in accordance with the approved details. All lighting shall comply with the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 (2023) and be retained as such thereafter.
Tree Protection Plan
No development shall commence until a Tree Protection Plan has been submitted to and approved in writing by the Department. The approved measures shall be implemented prior to any site clearance or construction activity and maintained in full until all approved structures and associated works have been completed and the site brought into its intended operational use. Within the Construction Exclusion Zone (CEZ), nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit. The CEZ may only be removed once all construction and incidental works approved under this permission are completed. Any retained tree which, within five years of the approved development being occupied or completed (whichever is the later), dies, is removed, or becomes seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department.
No additional hardstanding
No additional hardstanding, surfacing or foundations beyond the approved pad supports/compacted base necessary for the siting shown on Drawing No. 002 shall be formed.
No objection to the proposal as it supports habitat management and biodiversity enhancement; no protected orchids at site; avoid scrub clearance in bird breeding season
Do not oppose subject to condition that the structure must not be used for living or sleeping accommodation
Department of Infrastructure Flood Risk Management Division does not oppose the application subject to a condition that the structure should not be used as living/sleeping accommodation.
Key concern: site is in a flood zone
Department of Infrastructure Flood Risk Management Division
Conditional No ObjectionAs mentioned in the Planning Statement is in a flood zone; DNOC; Please condition that the structure should not be used as living/sleeping accommodation.
Conditions requested: the structure should not be used as living/sleeping accommodation
