25 July 2025 · Delegated - Principal Planner (Chris Balmer)
Ardwhallin Adventure Centre, Lane From West Baldwin Road To Ardwhallin Adventure Centre, West Baldwin, Isle Of Man, IM4 5eu
The development involves freestanding climbing boulders up to 2.83m high, interconnecting nets, safety surfacing, and a timber-framed open-sided shelter with a 4.75m ridge height for weather protection and rest areas, on a redundant site within the existing outdoor learning centre.
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The officer assessed the principle of development on unzoned countryside land under General Policy 3, noting the site's established recreational use as part of the Outdoor Learning Centre and its clas…
General Policy 2
Requires development to respect site/surroundings in siting, scale, design, landscaping; not adversely affect landscape character, ecology, amenities, highways, etc. Officer found proposal complies as it respects screened site, has minimal visual impact, provides mitigation for ecology, and has no highway issues.
General Policy 3
Restricts development outside zoned areas except exceptional cases like previously developed land where redevelopment improves landscape/environment. Site qualified as previously developed with established recreational use, replacing dilapidated ropes course, enhancing facilities without harm.
Environment Policy 1
Protects countryside unless overriding national need; development not permitted if adversely affecting countryside. Proposal acceptable due to limited visibility, screening, and no material landscape harm.
Environment Policy 4
Prohibits development adversely affecting protected species/habitats. Mitigation for scrub/nesting loss via conditioned landscaping and bird boxes ensures no adverse impacts.
Community Policy 5
Supports improving/extending educational facilities if compliant with other policies, regarding community use. Enhances island-wide outdoor learning centre serving schools.
Recreation Policy 2
Prevents loss of recreation facilities unless overall community gain. Replaces redundant ropes course, enhancing provision with no loss of amenity.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Soft landscaping scheme
Prior to the first occupation of the development hereby permitted, a soft landscaping scheme shall be submitted to and approved in writing by the Department. The scheme shall include details of all new trees and hedgerows and shall include a landscaping plan, planting specification and a timetable for implementation. Development shall be carried out in accordance with the approved scheme. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased, shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department. Reason: In order to safeguard the landscape character and appearance of the area and in the interest of biodiversity.
Bird nest boxes
No development hereby permitted shall commence, including site clearance work, unless details of bird nest boxes together with a plan identifying their locations on the site, has been submitted to planning and approved in writing by the Department. The nest box shall be installed in accordance with the approved details prior to the first occupation of the dwelling. Reason: In order to mitigate the loss of bird nesting opportunities within the site.
No objection; no significant negative impact upon highway safety, network functionality and/or parking as the site has suitable parking for the relatively small intensification.
No objection subject to conditions for soft landscaping with native planting and bird nest boxes to mitigate loss of scrub and nesting bird habitat.
