Officer Report

Application No.: 25/90674/B Applicant: Manx Roots Limited Proposal: Siting of two storage containers with link roof between Site Address: Land At Renscault Brooghs West Baldwin Isle Of Man Planning Officer: Paul Visigah Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 10.10.2025 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. 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.

Reason: The permission is granted exceptionally on the basis of a time limited, functional need directly linked to the site management, and the Department has assessed the impact of the proposal on the basis of the specific use and documents submitted.

• C 2. 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.

Reason: To confine the use to that advanced in the submission and relied upon in the planning balance.

• C 3. The containers and covered area shall not be used for living or sleeping accommodation at any time.

Reason: To manage residual flood risk and ensure the development remains safe and appropriate for its location in accordance with General Policy 2(l) and Environment Policy 13.

• C 4. 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.

• Reason: To ensure the development is implemented as approved and to safeguard the water environment and associated habitats by maintaining an appropriate buffer, in accordance with Environment Policy 7 and General Policy 2(d).
• C 5. 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.

Reason: To ensure the development remains visually recessive and contextually appropriate, safeguarding the rural character and landscape quality in accordance with Strategic Policy 5, General Policy 2(b, c, f and g), and the objectives of Landscape Character Assessment.

• C 6. 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.

Reason: To prevent visual clutter, safeguard the rural character, and protect landscape quality and local amenity in accordance with Strategic Policy 5 and General Policy 2(b, c and g).

• C 7. 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.

Reason: To avoid and mitigate ecological impacts, safeguard visual and residential amenity, and ensure compliance with Environment Policies 4, 5, 22 and General Policy 2(g).

• C 8. 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.

Reason: To prevent unacceptable loss or damage to existing trees and vegetation, in accordance with Environment Policy 3 and General Policy 2(f) of the Strategic Plan.

• C 9. 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.

Reason: For the avoidance of doubt and to prevent incremental encroachment that could harm the rural character and landscape quality, in accordance with Strategic Policy 5 and General Policy 2(b), (c), (f).

This application has been recommended for approval for the following reason.

Although the proposal does not fall within the specific exceptions listed under General Policy 3, the development plan, the temporary, functionally necessary and location-dependent storage is integral to delivering a Section 30 Wildlife Act Management Agreement, which seeks to restore and enhance habitats within a legally protected Wild Bird Sanctuary. This carries significant positive weight under Strategic Policy 4 and Environment Policies 1, 4 and 27, which collectively promote the protection and enhancement of biodiversity and landscape quality. The siting, scale, and dark green finish ensure compliance with General Policy 2 and Strategic Policy 5, avoiding harm to the rural character identified in Landscape Character Area B7. Flood risk and water environment safeguards under EP7 and EP13, together with controls on lighting, pollution prevention, and external storage, ensure that environmental quality and amenity are maintained in accordance with EP22.

Plans/Drawings/Information; This decision relates to the following plans and documents: Drawings

• 1. Dwg. 001 - Location and Existing Site Plan (submitted 10 July 2025)
• 2. Dwg. 002 - Proposed Plans and Elevations (submitted 10 July 2025) Documents
• 3. Planning Statement (submitted 10 July 2025) _________________________________________________________________

Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal:

• o DOI FRM - No objection

It is recommended that the following organisations should be given the Right to Appeal on the basis that they have submitted a relevant objection:

• o Braddan Parish Commissioners _________________________________________________________________

Officer’s Report

THIS APPLICATION IS REFERRED TO THE COMMITTEE AS IT COULD BE CONSIDERED A DEPARTURE FOR FROM THE DEVELOPMENT PLAN BUT IS RECOMMENDED FOR APPROVAL.

1.0 THE SITE - 1.1 The application site is located at Renscault Brooghs, West Baldwin, accessed via an existing entrance from West Baldwin Road. The surrounding area is rural in character, comprising agricultural fields, wooded areas, and scattered dwellings, including clusters near the junction with Ballalough Road. The existing access to the site sits off the western boundary and is positioned opposite the access to the neighbouring dwelling, Tillyloss. - 1.2 The site is irregular in shape and exhibits a valley-like topography, with a watercourse running through its centre forming the lowest point. Land rises toward both the eastern and western sides, creating a natural gradient from approximately 62 metres AOD near the river to around 107 metres AOD at the western boundary, which represents the highest point on the

• site. This configuration influences drainage patterns and contributes to the site's enclosed character.
• 1.3 Unlike the surrounding open fields, the site is contained by mature trees, dense shrubbery, and established plantings, providing strong visual screening. Internally, the site comprises grassed areas interspersed with ornamental and native vegetation. Views from West Baldwin Road are highly restricted, with only glimpses of vegetation visible through gaps in roadside greenery.
• 1.4 The site lies within the Renscault and Ballachrink (West Baldwin) Wild Bird Sanctuary, designated in 1978 and covering approximately 17.51 hectares. This designation imposes strict controls under wildlife protection legislation, requiring that any development avoids harm to protected species and habitats. In addition, the site is flanked by two Registered Tree Areas: RA1913 at Ballamodda Farm to the north, which extends to 14,028 square metres, and RA1512 at Ballachrink Farm to the south, which covers 53,739 square metres. These designations collectively represent significant ecological and landscape constraints that must be considered in the assessment of the proposal.

2.0 THE PROPOSAL - 2.1 Planning approval is sought for the siting of two steel storage containers positioned parallel to each other with an open gap between them, linked by a mono-pitch roof structure to create a covered storage area. Each container measures approximately 6,05m in length, 2,43m in width, and 2,89m in height. The gap between the containers is 5,9m, forming the central covered space. - 2.2 The containers are constructed from corrugated steel panels and finished in a muted green colour to blend with the surrounding vegetation. They retain standard container doors for secure access. The linking roof spans the gap between the containers and is formed from dark grey metal sheeting supported on timber purlins, providing weather protection for the central area. - 2.3 The containers will be installed on a prepared base of compacted hardcore or concrete pads, as indicated on the submitted plans. The overall footprint of the development, including the covered area, is approximately 10.8 metres by 6.06 metres, equating to around 65 square metres. The arrangement provides two enclosed storage compartments and an open covered section for equipment and materials associated with land management. - 2.4 The purpose of the development, as set out in the Planning Statement, is to support the management and rewilding of the site under a five-year Management Agreement pursuant to Section 30 of the Wildlife Act 1990. The applicant aims to restore and enhance habitats through minimal intervention, promoting biodiversity and sustainable wildlife diversification.

• 2.4.1 Key points from the rationale:

• 1. The site is being managed for nature conservation, including maintaining species-rich semi-improved neutral grassland and preventing its loss to bracken and gorse scrub.
• 2. This requires machinery and equipment (e.g., tractor, attachments, hand tools, power tools) to manage vegetation and maintain fencing for controlled grazing.
• 3. The containers will provide secure, weatherproof storage for this equipment and for materials associated with bee hives, as well as a dry space for record-keeping.
• 4. The proposal includes a small, covered area between the containers for storing a trailer and other items that do not need to be locked away.
• 5. The development is positioned to be visually unobtrusive, finished in dark green, and screened by existing vegetation.
• 6. Longer-term, the applicant envisages educational use related to ecology and site management, but this is not part of the current application.

2.5 The applicant has confirmed, via correspondence from Agent dated 3.10.25, that they would accept a planning condition requiring the removal of the containers or submission of a fresh application should the storage units be required beyond a five-year period. This reflects an intention for the siting to be temporary and subject to review. - 2.6 The development does not involve any alteration to existing vehicular or pedestrian access arrangements. Rainwater runoff from the proposed roof structure will be discharged to the ground or into an existing field ditch, maintaining the current drainage regime, and no foul sewage provision is required. The site is not located within 9 metres of any watercourse, and no trees would be removed to facilitate the development.

- 3.0 PLANNING POLICY

3.1 Site Specific:

• 3.1.1 The application site sits in an area that is not designated for development on the Area Plan for the East 2020 and sits directly southwest and northeast of registered tree areas, although none of the tree on site are within the registered tree area. There are no registered trees on site. The entire site area sits within the Renscault and Ballachrink Bird Sanctuary (West Baldwin). Most of the site area bounding the river are prone to high surface water flood risks, although the proposed site area is within a low surface water flood risk area. However, larger proportions of the site area, including the proposed site for the new development is within an area prone to medium fluvial flood risks. The site area is also located within an area of Narrow Upland Glens (B7).

3.2 Area: Area Plan for the East

• 3.2.1 The following parts of the Area Plan for the East are relevant for consideration:

• 3.2.1.1 Landscape Character Area - West Baldwin (B7) Landscape Strategy: "Conserve and enhance:

• a) the character, quality and distinctiveness of the valley with its dense deciduous woodland in lower valley bottom;
• b) the traditional character of West Baldwin Village;
• c) the rural and tranquil character of the valley;
• d) the open views across the West Baldwin Reservoir to the surrounding upland areas.

Key Views Enclosed views from the valley bottom. Glimpsed views between vegetation up the valley to the upland areas. Open views across the West Baldwin Reservoir. Glimpsed view of St. Luke's Church.

3.3 National: STRATEGIC PLAN (2016)

• 3.3.1 Relevant Strategic Plan Policies:

• 1. General Policy 3 - presumption against development outside allocated sites, other than specific exceptions which include, "location-dependent development in connection with the working of minerals" and "buildings or works required for interpretation of the countryside, its wildlife or heritage".
• 2. General Policy 2 - General Development Considerations.
• 3. Strategic Policy 4 - development proposals must protect and enhance the nature conservation of designated sites.
• 4. Strategic Policy 5 - Design and visual impact
• 5. Environment Policy 1 - protection of countryside and its ecology.
• 6. Environment Policy 3 - Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value.
• 7. Environment Policy 4 - protection of ecology and designated sites/protected species.
• 8. Environment Policy 5 - Mitigation against damage to or loss of habitats.

• 9. Environment Policy 7 - Development that would cause demonstrable harm to watercourses will not be permitted unless effective mitigation is possible. Proposals affecting watercourses must identify all nearby water bodies, include a risk assessment demonstrating no long-term water quality deterioration, provide details of pollution prevention measures, and ensure engineering works are appropriately phased. Additionally, development is generally restricted within 8 metres of any watercourse to safeguard aquatic and bankside habitats.
• 10. Environment Policy 13 - flood risk.
• 11. Environment Policy 22 - deals with vibration, odour, noise and light pollution in relation to nearby properties.
• 12. Environment Policy 24 - Environmental Impact Assessment.
• 13. Paragraph 7.21.1 states: "In addition to the need for protection there is also a need to carry out enhancements to the natural environment if a sustainable vision for the Isle of Man is to be achieved. Opportunities for environmental enhancement, such as tree planting, the removal of eyesores and the management of habitats will need to be identified in Area Plans with the full involvement and support of local communities. Such opportunities may include former mining areas which have been or are in the process of being reclaimed. Appropriate reclamation should protect or enhance features of industrial or archaeological significance. "
• 14. Section 7.9 Watercourses and Wetlands (In Part): "7.9.1 A watercourse or wetland, including ponds and dubs, can be affected by building or engineering operations (either during or after completion of works) or new uses of land which are carried out anywhere within the catchment area. New development in the vicinity of such areas can result in pollution, sedimentation or direct deterioration. Land infill and tipping, mineral exploitation, large scale developments and activities which disturb contaminated material are of particular concern. In all but the most minor proposals, consideration will be given to the protection of watercourses and wetland areas which may be affected by a proposed activity…"
• 15. Environment Policy 27: The Department will seek to enhance the natural environment, including sites contaminated by former mine workings, along with other Government Departments, local communities, the private sector and all appropriate agencies in order to ensure the appropriate reclamation, water management, planting of appropriate tree species, the management of special habitats including aquatic habitats and the removal of eyesores.
• 16. Transport Policy 4 - Highway capacity and safety considerations.

- 4.0 OTHER MATERIAL CONSIDERATIONS

4.1 The site designation as an Area of Special Protection for Birds is noted.

4.2 The Department's Biodiversity Strategy is capable of being a material consideration. It seeks to manage biodiversity changes to minimise loss of species and habitats, whilst seeking to maintain, restore and enhance native biodiversity, where necessary.

4.3 Wildlife Act 1990

• 4.2.1 Part 30 "Management agreements with owners etc of land

(1) The Department may for the purpose of —

• (a) conserving or enhancing the natural beauty or amenity of any land;
• (b) conserving the flora, fauna or geological or physiographical features of any land; or
• (c) promoting its enjoyment by the public, make an agreement (in this section referred to as a "management agreement") with any person having an interest in the land with respect to the management of the land during a specified term or without limitation of the duration of the agreement".

- 5.0 PLANNING HISTORY

5.1 The application site has previously been subject to one planning approval: PA 05/00118/C, which granted permission for the change of use from private grounds to public open space. This was approved in May 2005.

6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

6.1 DEFA Ecosystem Policy Team has made the following comments on the application (7 August 2025):

• 1. They state that they have no objection to the proposal.
• 2. They note that the site forms part of the legally protected Renscault and Ballachink (West Baldwin) Bird Sanctuary, which supports important semi-natural habitats for birds, plants, and other wildlife.
• 3. They state that they do not object to the storage containers as these will be used for equipment and vehicles supporting ongoing habitat management and biodiversity enhancement.
• 4. They note that legally protected orchids occur in the wider area but are not located at the proposed container site.
• 5. They advise that if scrub clearance is required to facilitate the siting of the containers, this should not take place during the bird breeding season (March-August inclusive).
• 6.2 Braddan Parish Commissioners commented that the application lacked sufficient detail regarding the exact location of the proposed compound and the intended use of the storage containers and requested that further information be provided to clarify these aspects. (19 August 2025).

6.3 The Flood Risk Management Division advised that the site lies within a flood zone, as noted in the Planning Statement, and confirmed they do not oppose the proposal subject to a condition that the structure must not be used for living or sleeping accommodation (24 August 2025). - 6.4 No comments have been received from neighbouring properties.

- 7.0 ASSESSMENT

7.1 The fundamental issues to consider with the current application are:

• 1. Principle of development in the countryside and within a Wild Bird Sanctuary (GP3, SP4, EP1, EP27);
• 2. Impacts on biodiversity and Trees (EP1, EP3, EP4, EP 5 & STP 4);
• 3. Flood risk & water environment (EP 10, EP13 & EP7).
• 4. Landscape & Visual Impacts (GP2(b)(c)(f)(g), STP 5; TAPE - LCA B7 West Baldwin).
• 5. Highways & Access (TP 2 & GP2).
• 6. Residential amenity (GP2 & EP22).
• 7. Other Matters.

- 7.2 THE PRINCIPLE

• 7.2.1 The application site lies within the open countryside outside any settlement boundary or allocation under the Area Plan for the East. In such locations, the Strategic Plan applies a clear presumption against development (Strategic Policy 2; Spatial Policy 5), with General Policy 3 (GP3) identifying a narrow suite of exceptions to this presumption. The proposed development comprises the siting of two steel storage containers with a linking mono-pitch roof to provide secure and covered storage for tools, equipment and materials used in land management activities at the site which largely comprises Renscault Brooghs. The uses would be ancillary to site management and do not constitute a new primary land use.

• 7.2.2 The proposal is not, in strict terms, one of the GP3 exceptions, in that it does not amount to mineral working, agriculture/forestry buildings of conventional form, or interpretation facilities open to the public. However, Strategic Policy 4 (STP4) and Environment Policies 1 and 4 (EP1, EP4) require the protection and, where appropriate, enhancement of the Island's natural environment and designated sites. Environment Policy 27 (EP27) further

• supports environmental enhancement, including the management of special habitats and removal of eyesores, pursued in collaboration with landowners and agencies.
• 7.2.3 In this case, the applicant operates the land under a Management Agreement pursuant to Section 30 of the Wildlife Act 1990. The stated objectives are to restore and enhance habitats (including species-rich semi-improved grassland) and to prevent scrub encroachment, supporting sustainable biodiversity outcomes. The proposed storage is functionally necessary for these works (machinery, fencing materials, hive equipment, hand tools) and is operationally location-dependent, as remote storage would materially constrain day-to-day management and responsiveness to seasonal tasks.
• 7.2.4 The siting is discreet and visually contained within an enclosed part of the valley floor, the structures are modest in height (2.89m) and finished in dark green to assimilate with vegetation. DEFA Ecosystem Policy Team raises no objection, expressly recognising that the storage would support ongoing habitat management and biodiversity enhancement within the legally protected Renscault and Ballachrink (West Baldwin) Wild Bird Sanctuary.
• 7.2.5 Therefore, although the proposal does not satisfy a strict GP3 exception; it aligns positively with SP4, EP1, EP4 and EP27 by facilitating the delivery of an agreed conservation management regime on a designated site. The scale, screened location, and limited operational intensity significantly temper any adverse effects commonly associated with structures in the countryside.
• 7.2.6 Further to the factors outlined above, the applicant has committed to a five-year limit aligned with the current management cycle and has confirmed acceptance of a condition requiring removal and restoration at the end of that term, should the structures be no longer required. This temporary character is material to the planning balance as the structures respond to a defined, time bound functional need arising directly from the management timeframe and are integral to delivering agreed habitat management objectives. When coupled with a use restriction confining the storage to activities associated with biodiversity enhancement at Renscault Brooghs, this limitation provides a clear and enforceable mechanism to reconcile the proposal with the overarching aims of the Strategic Plan and Environment Policies. On this basis, the temporary nature and functional necessity of the development weigh decisively in favour of the scheme, subject to conditions securing duration, removal, and operational scope.
• 7.2.7 On balance, and subject to conditions securing (i) temporary duration and removal/restoration, (ii) use limitation to storage for works pursuant to the Section 30 Agreement, and (iii) controls on appearance, lighting, and external storage, the proposal is acceptable in principle, achieving compliance with SP4, EP1, EP4, EP27 and GP2 and thereby justifying a departure from the strict presumption of GP3..

- 7.3 BIODIVERSITY AND TREE IMPACTS

• 7.3.1 Environment Policies 1 and 4 require development to avoid harm to habitats and species and to maintain or enhance biodiversity. Environment Policy 1 emphasises that the countryside and its ecology should be protected for its own sake, recognising that all rural land contributes to the Island's landscape quality and heritage identity. Environment Policy 4 reinforces this by requiring proposals to protect or enhance nature conservation value, particularly in designated areas. Strategic Policy 4 adds weight by requiring development to safeguard landscape quality and ecological integrity in both urban and rural contexts. The Biodiversity Strategy further seeks to minimise species and habitat loss and promote restoration where possible.
• 7.3.2 The application site lies within a Wild Bird Sanctuary, a legally protected area supporting semi-natural habitats of high ecological value. This elevates sensitivity and demands a precautionary approach. The DEFA Ecosystem Policy Team confirms no objection, noting that

• legally protected orchids occur in the wider sanctuary but not at the proposed container location. They advise that any scrub clearance necessary to facilitate siting should avoid the bird breeding season. The proposal involves no tree removal, no foul drainage, and no change to public access patterns, reducing the scope for direct habitat loss.
• 7.3.3 Further to the above, Environment Policy 3 requires avoidance of unacceptable loss or damage to woodland areas, especially those of conservation value. While the site is flanked by Registered Tree Areas, no registered trees fall within the red line, and the proposal does not entail woodland clearance. However, indirect risks, such as root compaction or disturbance during installation, remain relevant and warrant proportionate safeguards.
• 7.3.4 Given the ancillary conservation purpose and the limited construction footprint of approximately 65sqm, the principal ecological risks are confined to installation-phase disturbance, potential lighting impacts, and indirect harm to adjacent trees through root compaction or accidental damage. These risks can be effectively mitigated by imposing conditions that restrict vegetation clearance to the proposed works area which currently supports sparse vegetation, prohibit or tightly control external lighting to avoid nocturnal disturbance, require pollution prevention measures during construction, and mandate tree protection protocols to ensure there are not works near root protection areas. With these safeguards in place, the proposal would avoid unacceptable harm to habitats and woodland features and maintain compliance with Environment Policies 1, 3 and 4, as well as Strategic Policy 4.
• 7.3.5 Subject to these safeguards, the proposal will not adversely affect habitats or species and will indirectly support biodiversity enhancement by enabling the Section 30 management programme. On that basis, the scheme is considered compliant with EP1, EP4, EP3, SP4, and the Biodiversity Strategy.

- 7.4 FLOOD RISK & WATER ENVIRONMENT

• 7.4.1 Development proposals must demonstrate that they are safe from flooding and do not increase risk elsewhere, in accordance with Environment Policy 13, and must avoid harm to watercourses and their associated habitats under Environment Policy 7. The latter requires identification of all watercourses in the vicinity, submission of pollution prevention measures, and maintenance of an appropriate buffer, normally 8 metres from the top of the bank, to safeguard aquatic and bankside habitats. These objectives reflect the wider principle in General Policy 2(d), which seeks to prevent adverse effects on protected wildlife or locally important habitats, including watercourses.
• 7.4.2 The application site contains a watercourse running through its lowest point, and mapping confirms medium fluvial flood risk at the proposed location, with high surface water risk concentrated closer to the channel. The submitted details indicate that the containers would be sited outside 9 metres of the watercourse and that roof runoff would discharge to permeable ground or an existing field ditch, maintaining the current drainage regime. No foul drainage is proposed, and the structures will be installed on pads or compacted hardcore without significant ground raising. The Flood Risk Management Division raises no objection, subject to a condition prohibiting any residential or sleeping use.
• 7.4.3 Given the non-habitable nature of the development, its modest footprint, and the ability to maintain an 8-metre buffer, the proposal will not impede flood conveyance or materially elevate flood risk. This is hinged on the fact that the siting of the containers outside the 8metre buffer ensures that no encroachment into the protected zone will occur, thereby maintaining the integrity of the watercourse and its bankside habitats. It is considered inappropriate to attach a condition to prevent the discharge of contaminants, such as cement washout, oils, or other pollutants, into the watercourse during construction as this would be difficult to enforce and the pollution of watercourses is in any case controlled under other legislation. Therefore, within a planning context, it is not considered there are any concerns in

relation to water quality and or aquatic ecology that would justify refusal, and on balance the proposal is considered to comply with Environment Policies 7 and 13, preventing long-term deterioration in water quality and protecting the ecological integrity of the water environment.

7.5 LANDSCAPE & VISUAL IMPACT (GP2(b)(c)(f)(g); SP5; APE LCA B7)

• 7.5.1 General Policy 2 requires development to respect its site and surroundings in terms of siting, layout, scale, form, design, and landscaping, and to avoid adverse effects on the character of the surrounding landscape. Strategic Policy 5 reinforces this by requiring new development to make a positive contribution to the Island's environment and demonstrate contextual sensitivity. Within the Area Plan for the East, the site falls within Landscape Character Area B7 (West Baldwin), where the strategy seeks to conserve and enhance the valley's character, quality, and distinctiveness, including its dense deciduous woodland, rural tranquillity, and enclosed views from the valley bottom. Key views identified in the Area Plan include glimpsed views between vegetation up the valley to upland areas and open views across the West Baldwin Reservoir.
• 7.5.2 The proposal is contained within a heavily vegetated area, visually enclosed by mature trees and topography, which prevents intrusion into the wider valley landscape or key views. The containers are modest in scale, with a ridge height of approximately 2.89m, and finished in a muted dark green that assimilates with surrounding vegetation. The mono-pitch link roof is slender and visually recessive, reducing any perception of bulk. These characteristics, combined with the site's natural screening, ensure that views from West Baldwin Road are highly restricted and that the development does not compromise the openness or rural character that underpins landscape character assessment for the area.
• 7.5.3 While the inherent visual impact is limited, incremental clutter could erode the landscape setting if unmanaged. To prevent this, conditions will confine all storage to the two containers and the covered central bay and prohibit external lighting to low level and nocturnally sensitive lighting where required. These measures will maintain the integrity of the landscape and ensure that the proposal remains visually recessive and contextually appropriate.
• 7.5.4 On this basis, the development is considered to respect the site and its surroundings, avoid harm to landscape character, and achieve compliance with General Policy 2(b), (c), (f), and (g), Strategic Policy 5, and the objectives of Landscape Character Area (B7).

- 7.6 HIGHWAYS & ACCESS (GP2 & TP4)

• 7.6.1 General Policy 2 requires development to provide safe and convenient access for all highway users and to avoid unacceptable effects on road safety or traffic flows. Transport Policy 4 reinforces this by requiring that new and existing highways serving development are capable of accommodating vehicle and pedestrian journeys safely and appropriately, while balancing the need for infrastructure with environmental objectives. The ability of highways to safely and efficiently accommodate traffic generated by new development is a key consideration, including the design and location of access points to minimise potential conflict and ensure pedestrian safety.
• 7.6.2 The proposal does not involve any alteration to the existing access from West Baldwin Road, which currently serves the site. Vehicle movements associated with the development will be intermittent and low intensity, limited to land management activities and occasional servicing of the storage containers. This level of activity is not considered to materially affect the functioning of the local highway network or introduce new safety risks. There are no objections from the Highway Authority, and comments from Braddan Parish Commissioners relate only to clarity of location and use rather than operational safety.
• 7.6.3 Given that the proposal does not alter the existing access and the construction works are minimal, with limited vehicle movements anticipated, the potential for highway impacts is

• negligible. The scheme therefore complies with General Policy 2(h) and (i) and Transport Policy
• 4 without the need for additional safeguards.

- 7.7 RESIDENTIAL AMENITY (GP2 & EP 22)

• 7.7.1 The proposal is located within a screened position and is well separated from neighbouring dwellings. Combined with the ancillary and storage-based nature of the activity, this means direct impacts on residential amenity are unlikely.
• 7.7.2 Although no external lighting is currently proposed, its later introduction could result in light spill affecting the rural setting and, indirectly, residential amenity. This will be controlled by requiring details for approval prior to installation. Subject to these safeguards, the development would maintain both environmental quality and residential amenity, thereby complying with Policy EP22 and General Policy 2(d).

- 7.8 OTHER MATTERS

• 7.8.1 Braddan Parish Commissioners commented that the application lacked sufficient detail regarding the exact location of the proposed compound and the intended use of the storage containers. However, these details were included within the original submission. Drawing No. 002 (July 2025) clearly identifies the siting of the two containers on the northwestern side of the site and watercourse, accessed via the existing lane, and illustrates their dimensions and the linked roof arrangement. The Planning Statement (Section 2.0) specifies that the containers will provide secure storage for machinery and tools required for land management and rewilding under a Section 30 Wildlife Act Management Agreement, including a tractor, attachments, and hand tools. It also confirms that no commercial activity, visitor facilities, or alternative uses are proposed. Accordingly, the application as submitted contained sufficient information to address these concerns.

- 8.0 CONCLUSION

8.1 The proposal does not meet a strict GP3 exception. However, looking at the wider aims of the development plan and Biodiversity Strategy, the temporary, functionally necessary and location-dependent storage required to implement the Section 30 Wildlife Act Management Agreement carries significant positive weight under SP4, EP1, EP4 and EP27. The siting, scale and finish ensure limited landscape effects consistent with GP2/SP5 and LCA B7 objectives. DEFA Ecology and DOI FRM raise no objection, subject to proportionate safeguards.

8.2 Accordingly, subject to the recommended conditions the proposal is acceptable on balance and complies with SP4, EP1, EP4, EP7, EP13, EP27 and GP2, thereby justifying approval notwithstanding the general presumption in GP3. - 9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

9.2 Article A10 sets out that the right to appeal is available to:

• o applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.

9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made: Permitted Date: 27.10.2025 Signed : Mr Paul Visigah Presenting Officer

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