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25/10056/AIR PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 25/10056/AIR Applicant : Silly Moos Campsite Ltd Proposal : Information in relation to conditions 5, 6, 11 and 12 of PA 24/90966/B providing details for the proposed ecology plan, access improvements and planting details in Field 124689 Site Address : Field 124689 West Kimmeragh Road Bride Isle Of Man IM7 4BB

Planning Assistant: Mrs Charlotte Crowe

Recommended Decision: Permitted Date of Recommendation: 30.05.2025

Notes for Approval

This application has been recommended for approval for the following reason. In this instance of the submitted details and after consultation with the case officer 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 planning conditions 5, 6, 11 and 12 of PA 24/90966/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 and drawings submitted to the Department titled: Application Form, 8.1.3 LETTER TO PLANNING, CA-3356-004 PROPOSED ECOLOGY PLAN-A1 LAYOUT, CA-3356-006 PLANTING DETAILS-A3 LAYOUT and CA-3356- 005 PROPOSED ACCESS IMPROVEMENTS-A2 LAYOUT all recorded as being electronically received on 16.04.2025 __

Officer’s Report

1.0 Description 1.1 The proposed application 24/90966/B for Change of use of land to create a camp site with associated access tracks, hard standings, motorhome and tent pitches, reception and temporary communal facilities was approved ny the Planning Committee on 17.03.2025 subject to 13 conditions, some of which required submission of additional information prior to the commencement of works.

1.2 This report is specific to Conditions 5, 6, 11 and 12 which the applicants are seeking to satisfy.

1.3 Specific wording of the conditions are as follows:

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25/10056/AIR (5) Prior to the commencement of the development hereby approved, details of the landscaping to be carried out on site and along the boundary shall be submitted to and approved in writing by the Department.

The detailed landscape plan shall include: o A detailed landscaping layout o Details of planting (no non-native species) o Site levels o Details of the landscape features (hedges and trees) marked to be retained on site

The details of planting shall include:

o Planting plans (at a scale not less than 1:100) o Written specification of planting and cultivation works to be undertaken o Schedules of plants, noting species, plant sizes, and proposed numbers/densities o A programme for the implementation, completion, and subsequent management of the proposed landscaping

The development shall be carried out in accordance with the approved scheme and shall be retained as such thereafter unless changes to the landscaping have been submitted to and approved in writing by the Department. Any additional removal must be compensated for by replacement planting in accordance with details which have first been approved in writing by the Department.

REASON: To ensure the site is appropriately landscaped, enhancing its appearance and providing environmental benefits.

(6) Prior to the commencement of the development hereby approved, details of a habitat management plan shall be submitted to and approved in writing by the Department. This plan shall include details of protection zones for existing hedgerow, Sodbanks and mature landscaping on the boundaries of the site, including physical barriers to ensure that camping activities do not encroach into these protection zones. This protection zones shall be implemented and shall be maintained throughout the period of use of the field for camping purposes in accordance with the approved details. The land shall thereafter be managed in full compliance with the approved habitat management plan for the lifetime of the development.

REASON: To safeguard the existing trees, sodbanks, hedgerows, and planting to be retained within the site and along the site boundary.

(11) Prior to the commencement of the development hereby approved, parking areas shall be laid out in accordance with details which have first been approved in writing by the Department, and retained as such thereafter. The details shall include the dimensions, surface materials, and markings for designated spaces.

REASON: To ensure the parking areas are efficiently designed and provide safe and adequate capacity for visitors.

(12) The development hereby permitted shall not commence until details of the entrance and exit points, including measures to prevent surface water runoff onto the public highway, have been submitted to and approved in writing by the Department. These details shall include measures for seasonal access management to prevent unauthorized use of the site. The approved measures shall be implemented in full prior to the first use of the development and shall be maintained thereafter.

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25/10056/AIR REASON: To prevent surface water runoff from the development from discharging onto the public highway, to avoid potential hazards to road users, and to preserve the integrity of the highway infrastructure.

2.0 Proposal 2.1 The applicants have submitted a range of documents providing details for planting, the ecology layout plan and access improvements, along with a duly completed application form on the 16.04.2025.

2.2 In relation to conditions 5 and 6 both a detailed Proposed Ecology Plan and Planting Plan have been provided. The ecology plan clearly indicates the areas both soft and hard landscaping with a coloured plan and key. Shown in colour are: SHORT MOWN GRASS 12,560m2, MEADOW GRASSLAND 6,765m2, HAWTHORN HEDGE (NEW) 1,028m2, PERMEABLE SURFACING (ROADS) 2,106m2, PERMEABLE SURFACING (GRAVEL) 3,240m2, and BUILDINGS AND TEMPORARY STRUCTURES.

2.2.1 The planting plan outlines the different types of hedge planting that is proposed: Hawthorn Hedgerow Planting - Hawthorn Crataegus Monogyna 50mm Bare Root To be planted in 300mm of topsoil with added mulch See drawing 004 hedgerows A-B and B-C. Gorse Hedgerow Planting - Gorse Ulex Europaeus 40mm 9cm Pot To be planted in 300mm of topsoil with added mulch See drawing 004 hedgerow D-E.

2.3 The Proposed Access Improvements layout clearly outlines the existing gate that is to be relocated and the details for the finishes of the track. ACCESS TRACK SURFACE TO BE PERMEABLE AND SLOPE AWAY FROM HIGHWAY TO PREVENT SURFACE WATER RUNOFF ONTO THE PUBLIC HIGHWAY and SELF-BOUND GRAVEL SURFACING TO FORM 6m LONG BY 4.8m WIDE ACCESS ADJACENT TO HIGHWAY. The existing hedge will also be trimmed back.

2.3.1 4No PARKING SPACES 6MX2M LAY-BY WITH PERMEABLE SURFACING MARKED BY SIGNAGE, with a customer waiting area also included.

3.0 Consultation 3.1 The Department of Infrastructure Highways Division were consulted for advice on the satisfaction of condition. The advice received 01.05.2025, after their review of the submitted documents, concludes that they are pleased to confirm that the information satisfies the relevant clauses.

3.1.1 Comments from DOI Highways: "Condition 5: Highways DC have no objection to the discharge of this condition. However, the applicant should ensure that any boundary feature (gorse and bramble scrub) within the visibility splay envelope is a maximum height of 1.05m.

Condition 6: Highways DC have no objection to the discharge of this condition.

Condition 11: Details of car parking dimensions, surface treatment and markings have not been provided for the application. However, the plan submitted clearly display where the car parking allocation for each pitch will be provided. The two-way vehicle passage sections of the internal layout will be surfaced with a permeable material, and the one-way sections to access the pitches provided with grassprotecta surfacing. This will prevent the ground from churning up in inclement weather and maintain vehicle movement. The tent pitches will be required to park on grass/soft landscape. In wet conditions this could result in vehicles being dug in / unable to move. However, with the internal routes protected and only parking required on the grass, the risk of parking space underuse and on-street parking along A17 is low.

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25/10056/AIR Details at the entrance to the site for pull-in spaces for processing at the reception are also accepted. Highways DC have no objection to the discharge of this condition.

Condition 12: A site access plan has been provided. The access arrangements meet that of the submitted planning application and remain acceptable. The access is to be for ed of a self-bound gravel material. There is a risk that the newly laid surfacing will not have been compacted enough prior to use of the site, where turning movements will dig up the material. However, the site use is temporary and will provide a preferable arrangement to the existing. The access falling away from the highway will reduce risk of surface water discharge onto the carriageway, however, Highway Services Drainage Team should be consulted on acceptability of drainage proposals. Highways DC have no objection to the discharge of this condition.

NOTE: It is noted that Condition 10 for a traffic and access management plan has not yet been submitted. This is required to be discharged prior to operation of the site." AD 01.05.2025

3.2 The Departments Ecosystem Policy Team were also consulted for advice and comments in relation to conditions 5 and 6, and the response received on 17.04.2025 is as follows:

"The Ecosystem Policy Team can confirm that we are content with the Proposed Ecology Plan and details contained in the Letter to Planning. There is debate on whether European gorse is native or not, however in the context of this location, with European gorse already heavily present in the area's hedge banks, we consider its planting acceptable in this location. We consider conditions 5 & 6 of PA 24/90966/B satisfied." 17.04.2025

4.0 Recommendation 4.1 In this instance of the submitted details and after consultation with the case officer 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 planning conditions 5, 6, 11 and 12 of PA 24/90966/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: 02.06.2025

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner