**Document:** Statement **Application:** 25/90127/B — Creation of wildlife ponds/dubs (retrospective) **Decision:** Permitted **Decision Date:** 2025-03-31 **Parish:** Patrick **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/33872-patrick-road-wildlife-pondsdubs-retrospective/documents/1082941 --- # Statement ## **Planning Statement In Support Of The Creation Of A Series Of Ponds, Land Between River Neb And Patrick Road, Patrick** ![photograph from page 1](https://images.planningportal.im/2025/02/241881.jpg) Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man 1M7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration 134325C ## Sarah Corlett ![A vintage historical map showing the Ballaquayle area with a red circle highlighting a specific plot of land near a road.](https://images.planningportal.im/2025/02/241883.jpg) #### 1.0 Introduction 1.1 The site is part of the holding of Ballacosnahan Farm which stretches from both side of the Patrick Road. The farm comprises land which is used for both the rearing of loaghtan sheep as well as for the promotion of wildlife and nature. The main farm buildings are located to the southern side of the Patrick Road (circled below). 1.2 Ballacosnahan, the house, is a striking and substantial house, glimpses of which can be obtained from the Patrick Road. It appears on the 1860s County Series maps (below) although has since been altered and extended. [^0] [^0]: Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C 1.3 There was, at this time, also a small complex of farm buildings to the south east of the house, some of which are still in existence although they have been supplemented over the years with more modern buildings which are more suited to modern farming practices. 1.4 Most recently a new building has been erected which provides a small shop where wool and related products deriving from the farm, are shown and sold (see Planning History). 1.5 In addition, the applicant commenced the creation of a charcuterie unit within one of the existing modern barns and subsequently sought and gained planning approval for it and now has permission for a second building which accommodates the processing and sales element of this part of the farm operation. This has also been constructed and is being used. 1.6 Ballacosnahan Farm is a 200 acre holding dedicated to raising Loaghtan sheep and produce wool, wool products, fleeces, horn as well as meat products. Around 50% of the wool produced is exported to the USA. The farm extends to the slopes of Slieau Whallian. Ballacosnahan Farm first accommodated Loaghtan sheep one hundred years ago and the applicant has returned them to the farm with a current flock around 600 sheep as well as around 24 free range hens. The farm is managed with nature and biodiversity at the Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration 134325C ![A photograph showing a small, single-story building with light blue horizontal cladding and a dark pitched roof, set against a backdrop of trees.](https://images.planningportal.im/2025/02/241885.jpg) ## Sarah Corlett forefront, with nesting curlew and orchids now seen on land reclaimed by the Loaghtans with hares and Meadow Pipits. Manx Loaghtans are conservation grazers and so lend themselves to the Agri Environment scheme. The farm won a commended award at the Chough awards in 2022 and then won the Small Farm category in 2023 \& 2024 and in 2024 was the overall winners of the main Chough award. 1.7 The farm has been in the applicant's family for over 60 years. She wishes to continue here, to diversify the products created, to continue to enhance the farm's biodiversity and to continue the farm's agricultural contribution to the Island and its economy. 1.8 The biodiversity of the site and its wildlife is a crucial part of the running of the farm and the management of the land and the applicant has been liaising with Manx Wildlife Trust on ways to enhance the holding. This has most recently resulted in the idea of managing the wetland adjacent to River Neb in a way that can be more conducive to the wildlife invertebrate and birds as which are attracted to the wet areas and maintaining areas of water throughout the year and broadening the range of aquatic and grassland flora. 1.9 The applicant has also being liaising with Department of Environment, Food and Agriculture in the creation of these pond areas through scraping and some excavation and was not advised at the time that planning approval was required. Having been contacted by the Planning Enforcement Office and advised that planning approval was required, this application now seeks planning approval for the works which have been undertaken to create the ponds and new wetland habitat. #### 2.0 The proposal ![photograph from page 5](https://images.planningportal.im/2025/02/241888.jpg) 2.1 The application seeks permission for works to create 6 ponds/dubs within field 334951. The dubs range in size and depth and some have small islands within them. The ponds are situated in between the two runs of overhead power lines which run north west to south east. 2.2 The dubs are at deepest 1m deep and at longest 100m long although mostly shallower and smaller than this and vary considerably throughout the year dependent on the season and weather conditions. They are at their deepest in winter but in summer many dry out completely and even where water is retained, one may cross them in wellingtons. They are unlined and no formal drainage has been nor will be installed other than small, narrow channels (see photo later). They are purely naturally holding ground and rain water before draining naturally into the Neb when ambient conditions allow. 2.3 The ponds appear thus: Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration 134325C ## Sarah Corlett ![photograph from page 6](https://images.planningportal.im/2025/02/241889.jpg) ![photograph from page 6](https://images.planningportal.im/2025/02/241890.jpg) Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624485517 e: planning@sarahcorlett.com w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration 134325C ![photograph from page 7](https://images.planningportal.im/2025/02/241892.jpg) ![photograph from page 7](https://images.planningportal.im/2025/02/241893.jpg) #### 2.4 From further away the ponds are indiscernible from the surrounding grassland: ![photograph from page 8](https://images.planningportal.im/2025/02/241897.jpg) Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration 134325C ## Sarah Corlett ![A close-up section of a topographical map showing green fields, a railway line, and red boundary markings.](https://images.planningportal.im/2025/02/241898.jpg) #### 3.0 Planning policy 3.1 The site lies within a wider area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as not for a particular purpose and also within an area of High Landscape or Coastal Value and Scenic Significance. Whilst this is in the process of being replaced by a Landscape Character Assessment which has its base in a study in 2008, at the present time, this has not been applied geographically to the north and west of the Island as no Area Plan has been adopted for this part of the Island and the 1982 Plan remains the adopted development plan for the area and the site. Nevertheless, the findings of the Landscape Character Assessment are helpful in the understanding of the important landscape characteristics here and the full Assessment as it applies to this site, is set out in Appendix Two. The overhead high tension electricity services are also shown in purple dashed lines. 3.2 Whilst the farm building group and most of the farmland lie in the lower parts of the Southern Uplands, the site of the current application lies within the Incised Slopes landscape ## Sarah Corlett ### Town Planning Consultancy character area D7 - Neb where the landscape strategy is summarised in the 2008 Assessment as: The overall strategy should be to conserve and enhance the character, quality and distinctiveness of the area with its wooded character alongside the River Neb, with its roads enclosed by vegetation and overhanging trees, its substantial hedgerows and Manx hedges dividing irregular shaped pastoral fields and its scattered traditional farmsteads. ### Isle of Man Strategic Plan 2016 3.3 Those parts of the Island which are not designated for development are generally protected from development as set out in General Policy 3. There are exceptions listed which include (h) buildings or works required for interpretation of the countryside, its wildlife or heritage. 3.4 The countryside is protected for its own sake and Environment Policies 1 and 2 are clear that development which is harmful to the character of the countryside will not be permitted: note, these policies do not presume against development per se, but development which is harmful. 3.5 Ecology and trees are protected under Environment Policies 3, 4 and 7 and the highest grades of agricultural land are safeguarded under Environment Policy 14. The land here appears to be Class 3/4. 3.6 Development which would be at unacceptable risk of flooding or which would unacceptably increase the risk of flooding to other areas is presumed against (Environment Policies 10 and 13). ### Draft Area Plan for the North and West 3.7 The Isle of Man Planning Scheme (Development Plan) Order 1982 is in the process of being replaced, along with all of the adopted local plans in the north and west of the Island, by a new Area Plan. This plan has been the subject of public consultation and a public inquiry in July 2024 and the inspector's report was received in November 2024. Cabinet Office has produced a response to this, with further modifications to the draft plan, subject them to public consultation then will place the Plan before Tynwald. 3.8 Whilst this document is still in draft form and has limited weight, it contains a range of background evidence and information which is useful in the determination of development proposals. The site is not designated for a particular purpose so differs not from the present land use designation in the adopted plan. There are Environmental and Infrastructural Plans which go along with the document and which provide helpful background information. 3.9 On the Environmental Constraints Map, the site is not shown as being at any particular risk or of any particular sensitivity. It is not within an area of ecological importance although there is a Registered Tree within the land owned by the application but not within the area of the proposed development. 3.10 The Infrastructural Constraints map shows the site as being within an area at high risk of fluvial flooding. Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration 134325C ![A site plan map featuring a large blue shaded area, likely representing water or a specific zone, overlaid on a base map with roads and field boundaries.](https://images.planningportal.im/2025/02/241900.jpg) ## Sarah Corlett ### Town Planning Consultancy 3.11 This plan will result in the adoption of the findings of the Landscape Character Assessment. In its draft form the Area Plan for the North and West Written Statement states the following in terms of D7: 6.8.1 Neb (D7) and Peel (D8) - These two character areas have been identified for inclusion as any further expansion of Peel may present development pressures that could significantly impact upon the established landscape character in these areas, and need to be carefully managed. This includes land reserved for minerals extraction and quarrying. ### Landscape Character Area Neb (D7) - Incised Slopes ### Landscape Strategy - To conserve and enhance: a) The character, quality and distinctiveness of the area with its wooded character alongside the River Neb, with its roads enclosed by vegetation and overhanging trees, its substantial hedgerows and Manx hedges dividing irregular shaped pastoral fields and its scattered traditional farmsteads. ### Key views - Due to the flat nature of the area and fragmented woodland in field boundaries and along the river there are relatively few views other than glimpsed views through vegetation north from the A30 and A1. - In the west of the area the Peel Power Station's chimney forms a prominent landmark. - There are some views from the A30 around Ballamoar northwest to the rising ground towards Peel Golf course and glimpses of the built-up edge of Peel. ### Landscape Proposal 8 The wooded character of the River Neb and surrounding area, including field hedgerows shall be preserved. Open and panoramic views from higher elevations in the east, looking towards Peel shall not be impaired. ## Sarah Corlett ### 4.0 Planning history 4.1 The farmyard area has been the subject of the following applications which demonstrate the evolution of the farm over relatively recent years: 4.2 09/00261/B - Relocation of existing agricultural building, construction of access road and removal and planting of replacement trees - permitted. This was for the relocation of the building which now accommodates the partly constructed charcuterie facility from a previous location between the farm yard and the house. The Planning Officer considering that application noted that "The proposed re-siting would likely remove views of the building completely..." 4.3 15/00360/B - erection of an agricultural building - permitted. This was a new building in place of the former farmhouse on the south eastern side of the original farmyard. The planning officer reporting on this application concludes "7.5.3 In this respect of the lambing shed proposed under this scheme would be sited next to three other farm buildings and would be appropriate in its form and reflect its purpose. 7.5.4 The site is not visible from Patrick Road or from any public thoroughfare given the siting of the site and significant screening within the site and as such the impact of the development on the character of the surrounding area and Manx countryside is considered to be suitably limited. Although there would be a loss of one tree as indicated on the submitted drawings, and other trees within the site which have not been shown, DEFA have confirmed that they are content with their loss. On assessment, proposal is considered to be acceptable and comply with the provisions set out in General Policy 3 and Environment Policy 15." 4.4 15/00361/B - erection of an agricultural dwelling - permitted. The Planning Officer considering that application notes that the house and the farm are separate entities, the former farmhouse (which was replaced with a modern barn) was derelict and the applicants desired to bring the farm back to being a viable business, focusing on Loaghtan sheep and their products. She notes "Phase 6 of the revitalisation proposes to convert an existing outbuilding or build an area suitable to hang and butcher Ballacosnahan own meat and set up sausage and burger making facilities for all the less popular cuts of meat" as well as opening up the farm as a ## Sarah Corlett tourist attraction with open days, interaction with the animals, picnics, farm walks and cafe and farm shop. She concludes that "it is envisaged that Ballacosnahan Farm will become a viable agricultural holding and offer a diverse farming experience creating employment, raising the profile of the Isle of Man and Manx produce in the UK and potentially worldwide and generating a great diverse source of income" and recommended approval to the application. 4.5 19/00435/B - Erection of building for the storage and sale of Manx Loaghtan wool products - permitted. 4.6 22/00725/B - erection of tourist accommodation, farm shop and toilet facilities refused for the following reasons: 1. The proposal is not of a nature which would be supported in the countryside under those policies which set out the exceptional forms of development which would be allowed in the countryside. Furthermore, it has not been demonstrated that there is an overriding national need for the proposed works, taking into account that the site has acceptable alternatives as set out by the applicant. Therefore the proposal is considered to undermine General Policy 3, which seeks to protect the countryside for its own sake and Business Policy 11 which states tourist uses must be in accordance with the policies as set out in the Isle of Man Strategic Plan 2016. 2. The application site is not zoned for development and is within an Area of High Landscape or Coastal Value and Scenic Significance. The creation of a standalone tourist unit and toilet/shower/utility facilities in an area not zoned for development would result in an inappropriate development in the countryside contrary to Environment Policy 1 and Environment Policy 2 of the Isle of Man Strategic Plan. 3. The Department is not satisfied that there is sufficient justification for the proposed building to warrant setting aside the presumption against development outside of areas zoned for development. Furthermore, the proposed size and isolated position within the countryside is not considered appropriate and would harm the character and quality of the landscape. As such, the proposal is concluded to represent unwarranted development that is detrimental to the amenity of the countryside contrary to the provisions of General Policy 3, part (f) and Environmental Policies 1,2 of the Isle of Man Strategic Plan 2016. 4.7 23/00504/B - erection of building for use as a toilet facility and storage, sales of charcuterie produced on site and the creation of a unit for the preparation of charcuterie from meat from the site - permitted. 4.8 The site of the proposed ponds has not been the subject of any previous application. ### 5.0 Assessment and conclusion 5.1 The proposed works have already been undertaken. Already the ponds and wetland have attracted wildlife that previously not been seen on the site. 5.2 The works were discussed with Manx Wildlife Trust prior to being undertaken and they have produced a report which provides further detail and ecological information thereon. They advise that Field 334952 is an agricultural floodplain field (which are known locally as a 'claddagh') associated with both the River Neb and the Barnell Stream, both of which have been artificially straightened in recent centuries. Despite agricultural improvements, numerous former river channel are evident in the surface topography of the claddagh fields in this area, demonstrating the former natural function of the River Neb floodplain. The site is adjacent to the Congary Curragh, a formerly notable wetland site which has now lost much of its ecological interest through lack of management resulting in a natural succession to woodland and dense scrub. While Field 334952 is a natural floodplain, it and its surrounding fields are largely unable to act in their natural water holding capacity owing to a network of dykes and drainage ditches which have been in situ since at least the 1860s. This results in only occasional winter flooding during the most extreme weather events, rather than more regular flooding as would be expected for a naturally regulating floodplain. The soils are of lower quality, being defined as Class 3/4 (the most productive lowland soils are Class 1, the least productive being Class 5) overlying River Neb gravels with a high water table. The Department of Infrastructure Flood Risk Map shows the field as being 'High Risk' of both fluvial and surface water flooding, with signicicant flooding occurring at least annually in recent years, although flooding events are usually of short duration. ### Land Use \& Current Management ## Sarah Corlett purify the water prior to it leaving the site to flow into the Neb and enhance freshwater supplies during drought conditions. 5.8 Manx Wildlife Trust considers this to be a good case study for habitat creation, restoration and management under the Department of Environment, Food and Agriculture's Agri Environment Scheme. 5.9 Whilst the site is not designated for development and there are no policies which provide an exception on the basis that the development enhances biodiversity, the Department clearly welcomes development which achieves this in mitigation of harmful development so it follows that an ecologically beneficial development should also be welcomed in the absence of any associated harmful development which is the case here. 5.10 There will be no adverse impact on drainage or flood risk either to the site or any land down stream or indeed upstream of the site, the development arguably providing enhanced flood water storage and the proposals do not change the status of the site as part of a wider flood plain associated with the Neb.. 5.11 We would submit that the development will have a beneficial impact on biodiversity, the landscape and flood management and as such should be considered to be supportive of the principal objectives of the Strategic and Area Plans. In addition, the works will fully support the Landscape Character Assessment objectives which in this case of the D7 Character Area, focus heavily on the riparian habitat and prominence of the river throughout the area. 30.01.25 ### Landscape Character Assessment 2008 ### Incised Slopes ### D7 - Neb ### Key Characteristics - Flat flood plain alongside the River Neb. - Dense woodland and lush riparian vegetation along river's banks. - Fragmented woodland and tree belts away from river. - Substantial hedgerows and Manx hedges dividing irregular shaped pastoral fields. - Few scattered farm houses with outhouses hidden down overgrown un-metalled tracks. - Peel golf course and the edge of the built up area of Peel. - A semi-enclosed character overall but high degrees of enclosure along some sections of road. - An abandoned railway. - A moderate sense of tranquillity. - Presence of Manx Milestones. ### Overall Character Description The flat flood plain of the River Neb skirts around the northern edge of the Southern Uplands, whose sloping hillsides form the southern boundary. To the north of the A1 Road, the land begins to undulate with notable and pronounced mounds. To the west around the settlement of Patrick the land gently rises to the heathland of Corrin's Hill. The flat arable fields around Ballaterson slope gently up to surround the open rolling form of Peel Golf course and abut the south eastern area of the built up area of Peel with some mature trees in the Manx hedgerows. Peel Power Station chimney forms a prominent landmark in this eastern part of the area with some new housing development along the periphery of the built up area of Peel along the A27 and A1 but avoiding the former meandering path of the River Neb that divides the power station and associated buildings form the western edge of Peel. Dense riparian vegetation grows adjacent to the meandering course of the River Neb with numerous small tributaries in narrow wooded gullies descending the steep slopes of the upland area to pass under the A30 and join the river's ever-widening course. Irregular ## Sarah Corlett shaped fields of varying size adjoin the river's wooded periphery with numerous mature deciduous trees along the various Manx and thorn hedgerows that contain sheep and areas of pasture. This vegetation creates a wooded horizon in the flat area. There is a relatively enclosed feel in this flat area due to the fragmented woodland along the river's course and mature trees contained within the field boundaries. The A30, the A1, Peel Power station, the built up edge of Peel and power lines on timber posts that run through the fields surrounding Peel detract from any sense of remoteness and tranquillity in this area. However, there are a number of farms that are tucked away amongst trees down unmetalled tracks near the river that have a quieter ambience as does the route of the Heritage Trail that runs parallel to the river. Large farms have orchards, as in the case of Ballabrooie. North of Patrick on the A27, where the road drops down into the more steeply cut densely wooded valley, a mill straddles the river's course. This mill and the Abbey upstream represent historic features within the area. ### Key Views - Due to the flat nature of the area and fragmented woodland in field boundaries and along the river there are relatively few views other than glimpsed views through vegetation north from the A30 and A1. - In the east of the area the Peel Power Station's chimney forms a prominent landmark. - There are some views from the A30 around Ballamoar north-west to the rising ground towards Peel Golf course and glimpses of the built-up edge of Peel. ### Historic Features - Kirk Patrick. - The Abbey and Mill. ### Ecological Features - Aquatic habitats in the River Neb, its tributaries and areas of standing water. - Various waterside and riparian woodland habitats. - Farmland grassland habitats. - Mature network of hedgerows containing deciduous trees in field boundaries. ### Evaluation of Inherent Landscape Sensitivities - Network of narrow rural roads, lanes and un-mettled tracks some enclosed by trees and vegetation. - Dense woodland and lush riparian vegetation along river's banks. ## Sarah Corlett ### Town Planning Consultancy - Fragmented woodland and treebelts away from river. - Substantial hedgerows and Manx hedges dividing irregular shaped pastoral fields. - Ecological value of the aquatic ecosystem and riparian habitats. - Scattered traditional farmsteads. - Manx Milestones by roadside. - Sites of archaeological importance. - Moderate sense of tranquillity. ### Landscape Strategy The overall strategy should be to conserve and enhance the character, quality and distinctiveness of the area with its wooded character alongside the River Neb, with its roads enclosed by vegetation and overhanging trees, its substantial hedgerows and Manx hedges dividing irregular shaped pastoral fields and its scattered traditional farmsteads. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/33872-patrick-road-wildlife-pondsdubs-retrospective/documents/1082941*