220990

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25/10050/AIR PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 25/10050/AIR Applicant : Mr John Parsons Proposal : Information in relation to condition 29 of PA 22/00675/B providing details for the mycological (fungi) survey Site Address : Fields And Part Fields 524202, 524978, 524930, 524765, 524224, 524225 & 524226 Land East Of Braddan Road Braddan Isle Of Man IM2 2RA

Planning Assistant: Mrs Charlotte Crowe

Recommended Decision: Permitted Date of Recommendation: 16.05.2025

Notes for Approval

NOTE. It is noted that the report in 5.3 (Page 27) states, "It would be even better if grass was cut more frequently after June and before September and grass cuttings were removed" and it is understood that this is a comment not a proposal, and so the site will be managed in accordance with the existing Section 13 provisions plus the other specific actions as set out in the report and the report has been approved on that basis.

This application has been recommended for approval for the following reason. In this instance of the submitted documents and after consultation with the case officer, who is happy with the level of detail, it is deemed sufficient to achieve the desired outcome and would be considered satisfactory for the planning condition 29 of application 22/00675/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, HARTFORD COVERING LETTER, ECOW EMAIL (26-03-25), HART 45 -- 169 REV A -- FUNGI PROTECTION PLAN and PORT Y CHEE MYCO REPORT 5 V2, all recorded as being electronically received on 01.04.2025

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Officer’s Report

1.0 Description 1.1 The proposed application 22/00675/B for Full approval for a residential development comprising up to 320 dwellings, a nursery and a neighbourhood centre with associated highway and pedestrian/cycle access and infrastructure, drainage, landscaping and public open space together with approval in principle for a 2-form entry primary school and associated access/infrastructure was approved after appeal on the 10.07.2024 subject to 38 conditions some of which required submission of additional information prior to the commencement of works.

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1.2 This report is specific to Condition 29 which the applicants are seeking to satisfy.

1.3 Specific wording of the condition as follows:

Prior to any works relating to the installation of the attenuation tanks and cycle path shown on Drawing Nos Hart 045-58 and Hart 045-59, a mycological (fungi) survey shall be undertaken by a suitably qualified ecological consultancy and a report, detailing the findings, together with any necessary mitigation, shall be submitted to the Department and agreed in writing. Development shall be carried out in accordance with any agreed mitigation measures.

REASON: To safeguard ecological species and in the interest of biodiversity.

2.0 Proposal 2.1 The applicants have submitted comprehensive documents including a Mycological Report and detailed Fungi Protection plan along with an application form on the 01.04.2025.

2.2 The Fungi Plan is clear and concise and outlines with a key and co-ordinates highlighting the different areas of protection, extent of contractors work, and different types of fungi.

2.3 The Mythological Report which has been prepared by Ecology Vannin Consultancy Services goes into great depths regarding the development, topography, site management, diversity, distribution, rarity and then he evaluation of results.

2.4 Recommendations have been made, and this covers buffer cones, tanks and drains. There is a section which covers Earth and Vehicle Movements, recommended management and fungus community monitoring.

3.0 Consultation 3.1 The recommending officer of the original application was consulted for advice on the satisfaction of condition. The advice received 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 Ecosystem Policy Team were consulted for advice and comments on the details that had been provided. Their comments are as follows:

"EV found a number of waxcap species on site, including 3 considered 'vulnerable' on the IUCN (International Union for Conservation of Nature) Global Red List of Threatened Species, and one species new to Mann. Responsible working practises therefore need to be adopted to ensure the protection of the fungi population during construction. A Fungi Protection Plan has also been provided. Though there are 2 populations of Oily Waxcap in the working area, it is considered impractical to avoid these and because there are multiple other populations elsewhere on the field which will be un-impacted by construction we are content with this plan. Supervision by the employed Ecological Clerk of Works and adoption of the other recommendations included in section 5 of EVs report, should ensure protection of the fungi population during construction. If allowable within the terms of the S13 agreement, we recommend that the stated grazing periods are modified to take account of the fungi interest.

The Ecosystem Policy Team can confirm that Ecology Vannin's (EV) Mycological Report dated February 2025, is all in order and that a suitable level of assessment has been undertaken." 07.04.2025

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3.4 Details have also been provided by the applicant which shows correspondence between themselves and Max Wildlife Trust in relation to the protection plan, where it has been accepted by Mr Denard that there is a 'pinch point' area that cannot be avoided. It has been concluded that this impact seems unavoidable and given all of the other measures in place, the works proposed are a reasonable way forward.

4.0 Recommendation 4.1 In this instance of the submitted documents and after consultation with the case officer, who is happy with the level of detail, it is deemed sufficient to achieve the desired outcome and would be considered satisfactory for the planning condition 29 of application 22/00675/B, under the understanding that the development shall not be carried out unless in accordance with the approved details.

4.2 It is noted that the report comments, "It would be even better if grass was cut more frequently after June and before September and grass cuttings were removed" but it is understood that this is a comment not a proposal, and so the site will be managed in accordance with the existing Section 13 provisions plus the other specific actions as set out in the report. Whilst the comments from DEFA Ecology are noted, on balance it is considered that what has been submitted is acceptable.

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I can confirm that this decision has been made by the Head of Development Management 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 : 30.05.2025

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management