27 May 2022 · Planning Committee
Manx Birdlife Point Of Ayre Reserve, Postal Locality, Cranstal, Bride, Isle Of Man, IM7 4bs
The proposal involves enhancing a former sand and gravel quarry now managed as a private bird sanctuary by rebuilding a 130m gravel bund to 2m height using on-site materials, re-profiling the lake edge with imported topsoil and native aquatic vegetation to prevent erosion and create wildlife habitat, excavating a chain…
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The officer concluded that 'The development is not in a designated site nor is it an exception allowed for by General Policy 3.
General Policy 3
Presumption against development outside allocated sites, other than specific exceptions like location-dependent minerals working or buildings/works for wildlife interpretation. The proposal does not fit these exceptions but was approved due to enhancement benefits outweighing this.
Environment Policy 1
Protection of countryside and its ecology. Proposal enhances existing nature conservation site, using on-site materials and native planting.
Environment Policy 4
Protection of ecology and designated sites/protected species. DEFA confirmed minimal disturbance in Area of Special Protection for Birds with ecological oversight; works for conservation and appreciation of wild birds.
Environment Policy 27
Environmental enhancement. Specifically accords with paragraph 7.21.1 on enhancing former mining areas; proposal restores biodiversity on former gravel quarry.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
No import/export of materials
No excavated material shall be removed from the site and no fill materials may be brought onto the site other than as set out in the method statement. Reason: For the avoidance of doubt - the works proposed are engineering works to alter the existing landform but do not seek approval to remove material from/import material to the site and so any impacts which may result from that (e.g. highways/traffic) have not been assessed.
Compliance with method statement
The works hereby approved shall not be undertaken other than in accordance with the method statement, which forms part of the approved plans. Reason: In the interests of clarity and to ensure the development takes place in accordance with the approved details.
Planting/seeding details
Prior to the commencement of the works hereby approved, details of any proposed planting/seeding shall be submitted to and approved in writing by the Department and the development shall not take place other than in accordance with the approved details. Reason: the application does not provide details of any proposed planting/seeding and given the site designation it is important that any that does take place is appropriate.
Temporary structures details
There shall be no provision on the site of moveable structures, works, plant or machinery required temporarily in connection with the development hereby approved unless details (including timescale for removal) have been submitted to and approved in writing by the Department and they are provided in accordance with those approved details. Reason: For the avoidance of doubt, and because the application does not include any details of these and the relevant permitted development order does not apply to this site.
Hide dimensions
Notwithstanding the site plan, the hide building hereby approve shall be a rectangular shape which does exceed the width, length and height as set out on drawing 07 - Hide elevations. Reason: for the avoidance of doubt.
After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking
Care will need to be taken to reduce the possibility of harmful materials such as concrete or washings entering the water course however, I can confirm that DEFA Fisheries Directorate have no objections to this development from a fisheries perspective, provided that there is no adverse effect on the adjacent watercourse
The Ecosystem Policy Team can confirm that we are happy with the proposed works as they are to be undertaken for the conservation and enhancement of, or to give people responsible admission to view and appreciate, wild birds and their habitats. The works will also be overseen by suitably experienced ecologists. We are confident that the work will be done lawfully and conscientiously and that disturbance of this designated site will be minimal, in line with Environment Policies 4 & 5
Highway Services, DEFA Ecosystem Policy, and DEFA Fisheries all raised no objections to application 22/00377/B, with some advisory notes on invasive species checks and pollution prevention.
Key concern: potential translocation of non-native invasive Schedule 8 species from vegetation sources
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.
DEFA Ecosystem Policy Officer
No ObjectionThe Ecosystem Policy Team can confirm that we are happy with the proposed works as they are to be undertaken for the conservation and enhancement of, or to give people responsible admission to view and appreciate, wild birds and their habitats. The works will also be overseen by suitably experienced ecologists.
DEFA Ecosystem Policy Officer
Conditional No Objectionchecks in winter may not adequately pick up invasive species. E.g. Himalayan balsam has previously been recorded in the Lhen Trench and this dies back over winter. Checks also need to be undertaken by somebody qualified to identify such species (not the Contractor).; We would also encourage Manx BirdLife to undertake searches for invasive species on the NBN Atlas Isle of Man prior to taking materials from other watercourses
DEFA Inland Fisheries Policy Manager
Conditional No ObjectionDEFA Fisheries Directorate have no objections to this development from a fisheries perspective, provided that there is no adverse effect on the adjacent watercourse.
Conditions requested: Care will need to be taken to reduce the possibility of harmful materials such as concrete or washings entering the water course; provided that there is no adverse effect on the adjacent watercourse
