**Document:** Description of Proposal
**Application:** 25/91198/B — Formation of freshwater wetlands and hardstanding for vehicular parking, erection of birdwatching hides and bird nesting boxes, with associated footpaths and disabled access
**Decision:**
**Decision Date:**
**Parish:** Patrick
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/130623-patrick-field-334952-ballacosnahan-erection-access/documents/1592926

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# Description of Proposal

DESCRIPTION OF PROPOSAL Chloe Hurst Land & Nature Advisor

Freshwater Futures / Wetlands for Learning Planning Proposal for the Expansion and Re-Creation of Freshwater Wetlands for Biodiversity, Education and Public Engagement

Ballacosnahan Farm, Patrick, IM5 3AW Fields 334952, 335443 and 334951

This proposal is supplementary and complementary to previously approved application 25/90127/B. Please refer to this previous application for additional background documentation.

## The Proposal

The project aims to create a diverse network of freshwater wetlands, bird hides and Sand Martin nesting habitats that enhance biodiversity, support nature-friendly farming and offer rich educational opportunities. By designing varied, naturalistic waterbodies and managing the fields through seasonal grazing, the site will sustain a wide range of wildlife while remaining part of an active farm. Together, these habitats and facilities will form an integrated nature reserve where people, including school groups, can meaningfully connect with and learn from the land.

## The Site

The site is part of the holding of Ballacosnahan Farm, which stretches from both sides 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 biodiversity (01 Map A - Location Plan).

All three fields proposed for works (334952, 335443 and 334951)(02 Map B - Site Plan) are already subject to a high risk of flooding (see Map 1 below), particularly during the winter months, which reduces their agricultural productivity. The site lies within a floodplain (locally known as a claddagh) associated with both the River Neb and the Barnell Stream. Soil quality across the area is relatively poor, being defined as Class 3/4 (with Class 1 representing the most productive lowland soils and Class 5 the least).

Owing to extensive historic modification, the site currently holds limited ecological value. In recent years, significant flooding has occurred at least annually, though typically for short durations.

During the summer and autumn months, the fields are managed as pasture grassland and grazed by the resident Loaghtan flock.

The expansion and creation of wetlands within this area would likely deliver substantial and measurable benefits for local flood management. Restoring the natural hydrology and wetland regime would increase the land’s capacity to temporarily store water, allowing excess flows to be held for longer and released more gradually. This, in turn, would slow the movement of water downstream, reducing peak flood levels and helping to mitigate flood risk for surrounding communities and infrastructure.

The proposed works would re-establish the natural hydrology of this site as a floodplain to provide a more resilient, sustainable approach to managing flood events. Additionally, this project represents an efficient and appropriate use of low-productivity land within an established floodplain and provides a practical example of how such areas can be managed to support both agricultural activity and biodiversity objectives. All of this supports the reasoning for these proposals.

Map 1: The Department of Infrastructure Flood Risk Map (above) identified all three fields as ‘High Risk’ for both fluvial and surface water flooding.

## The Development

i. Extension / reinstatement of wetland habitats (03A Map C – Proposed Works

## Wetland Creation)

The application seeks permission for works to:

- a) expand the current wetlands (Image A below) and
- b) to create 3 ponds/scrapes within fields 334952, 335443 and 334951 (Image B below)

This recreation of wetland habitats will seek to further utilise the DEFA Agri-Environment Scheme initiative 5/01a(ii) Creation of Dubs, Scrapes and Wetland Habitats. The stated purpose of initiative 5/01a(ii) is ‘To create or restore dubs, scrapes and wetland habitats. [It] benefits biodiversity as well as water storage to alleviate the effects of summer droughts and in-field and downstream flooding.’ Eligible land for this initiative includes ‘where wetland creation improves biodiversity, reduces downstream flooding; extends existing wetland habitats or restores wetland habitats lost through drainage or natural succession’.

The proposed waterbodies would vary in their size, depth and shape to provide a range of habitats, making the site attractive to the broadest array of wildlife species. The maximum depth would be 3m deep and the longest 174m, however, they all will consist of gradually sloping sides and most will be small and shallow (up to 30cm deep). They would be at their deepest in winter, but in summer, the majority will dry out completely, creating this variation in depths and conditions depending on the season and weather.

The design refrains from straight edges to provide a natural feel and to maximise the ‘edge habitat’, which is highly beneficial to a large array of invertebrates, birds and aquatic/marginal plants.

Image A – Feature A (current wetlands) Image B – Field 335443 (site of proposed wetlands)

Refer to: 03A Map C - Proposed Works Wetland Creation 05 Map G – Cross Sections 08 Cross Sections

- - Features 1 & 2 (Field 334952) o Extension of current wetland habitats

- ▪ Expand the current pool by adding graded shallow slopes to the east and south (30cm-1m in depth)
- ▪ Deepen the north end of the current pool (up to 2m deep)
- ▪ Removal of spoil ‘islands’ from existing pools to expand freshwater area

- - Feature 3 (Field 335443): o Reinstatement of wetland habitats – scrape creation

▪ Create a large shallow scrape (30cm-1m in depth)

- - Features 4 & 5 (Field 335443): o Reinstatement of wetland habitats – pond creation (Image C below)

- ▪ Feature 4: create a large pond with a deep section to the north (>2m deep)
- ▪ Feature 5: create a graded shallow section to the south (30cm-1m in depth)

- - Feature 6 (Field 335443): o Reinstatement of wetland habitats – scrape creation Create a medium-

sized shallow scrape (<30cm deep)

Image C – View north across Field 335443 (Features 4 & 5 proposed)

ii. Installation of bird hides and access points (03B Map D – Proposed Works Bird

## Hides & Access)

As part of the proposed expansion and re-creation of freshwater wetlands, three purpose-built bird hides (Features A, B and C) will be installed to enhance opportunities for wildlife observation, environmental education and public engagement. The hides will be strategically positioned to provide views across the key wetland habitats while minimising disturbance to wildlife.

Feature C is designated as the accessible bird hide and is designed to provide inclusive access for wheelchair users and those with limited mobility. Dedicated accessible access to the hide will be provided, as detailed below in section iv) Access. The hide itself will incorporate a wider entrance, level access and deeper viewing slots to allow comfortable seated viewing.

All three of the hides will be of a similar ‘traditional’ tried and tested design by long established company Gilleard Bros. All hides will be wooden-built structures in keeping with the natural setting, offering sheltered viewing for individuals and small groups/classes.

Exterior cladding of tanalised tongue and groove or weatherboard. Roof of brown ‘Coroline’ corrugated bitumen/fibre sheets fixed with pvc capped ‘Onduline’ nails.

Sashes glazed with toughened safety glass. Sashes are hinged with friction hinges for additional safety and are held open with galvanised auto-gate catches and held closed with galvanised ‘turn-buttons’.

## Refer to 06 Bird Hide Specifications:

- - Feature A (Field 334952) o The main, largest hide (7.2m x 2.4m)

- ▪ Seating capacity – 12
- ▪ Access to the hide from Field 335443
- ▪ Hazel fence/dead wood hedge acting as screening

- - Features B & C (Field 335443) o Two smaller hides (3.6m x 2.4m)

- ▪ Feature B: seating capacity – 6
- ▪ Feature C will have the addition of a disabled section
- ▪ Seating capacity – 6 able bodied or 3 able bodied + 2 disabled
- ▪ Deeper and lower viewing slots
- ▪ Space underneath, specially designed for comfortable viewing for wheelchair users
- ▪ Wider door to give easy access to wheelchair users

These proposed hides will be constructed in accordance with specifications similar to those approved under planning application 22/00377/B at the Point of Ayre Reserve (Image D below).

Image D – Bird hide at the Point of Ayre National Nature Reserve

iii. Sand Martin nesting chambers (03C Map E – Proposed Works Sand Martin

Chambers

A key feature of the proposal is the installation of two artificial Sand Martin nesting banks (Feature E), creating opportunities for these Schedule 1 protected and amberlisted migratory birds to breed in a wetland habitat where natural banks are not available.

## Refer to 07 Sand Martin Nesting Chamber Specification:

Each cabinet has 48 nesting chambers, providing nearly 100 new burrows to support breeding populations of this species.

Consisting of a structural timber frame clad with water resistant fibreboard. The front and sides of the cabinets will be sand coated to replicate a natural bank. Pipes provide the nesting tunnels from the front panel into the nesting chambers, and these will be filled with sand so the Sand Martins are able to excavate their own nest holes, just as they would do on natural bank.

The roof of each cabinet is fibre-glassed and designed to have growing medium and plants on the top. This is important because it absorbs heat from the sun in summer and helps to regulate the internal temperature of the nesting cabinet.

Also, combined with the sand coating to the front and sides, growing plants on the roof will help to blend the banks into their environment. The rear of the cabinets will have lockable doors allowing access to all the nesting chambers for the purpose of cleaning and replenishing sand at the end of a nesting season and for licensed bird ringers to access the nesting chambers to ring the young before fledging.

## iv. Access (04 Map F - Site Access)

Access to the site will continue to be via the existing main entrance to Ballacosnahan Farm. This access is well established and already serves the operational needs of the farm. Ample informal parking is already available within the farmyard, where visitors are required to make themselves known on arrival, in accordance with current practice. No new vehicular access points onto the public highway are proposed as part of this application.

Most visitors will access the wetland and bird hides on foot, using the existing farm drive and private lane. This route runs alongside the fields and provides a safe and appropriate means of access without the need for additional infrastructure, new tracks or formal surfacing.

This adjacent private lane will also provide vehicle access for disabled users. No upgrading or formalisation of this lane is required.

The only new access works proposed (Feature D) are limited to scale and confined to Field 335443, solely to facilitate disabled access to Feature C, the designated accessible bird hide. These works comprise:

- • A short connecting section of informal hardstanding linking the existing farm track to the parking area;
- • A small parking and turning area capable of accommodating 2-3 vehicles; and
- • A wheelchair-friendly path providing direct access to Feature C

The parking and turning area is designed to allow safe access and manoeuvring for accessible vehicles and to provide adequate space for inclusive use (refer to 09 Hardstanding Drawing). The area is not intended for general visitor parking and will be used only where necessary to enable inclusive access. All hardstanding and paths will be constructed using permeable, rural-appropriate materials sourced on site, with a simple, informal finish to minimise visual impact and integrate sensitively with the surrounding agricultural landscape. The scale and nature of the access works are limited and proportionate, ensuring the site retains its rural character while meeting inclusive access principles. The layout shown is indicative only and may be adjusted on site to respond to ground conditions, without increasing the scale or intensity of development.

Image F – Illustrative before and after view of proposed disabled access area (AI-generated image) An AI-generated image showing existing conditions and an indicative example of the proposed smallscale disabled access parking. The image is illustrative only and intended to demonstrate the informal, rural and low-impact nature of the works.

## Additional Points of Interest

i. A reintroduction site for rare wetland plants

Since the previous excavations were completed, the site has been used for the reintroduction of native Manx wetland plants, using stock supplied by the Manx Wildlife Trust through the DEFA-supported Wildflowers of Mann initiative. For Schedule 7 protected plant species, the required licence under the Wildlife Act has already been secured through this programme.

A recent review of Manx wildflowers reported that 45 native plant species have gone extinct on the Isle of Man since botanical recording began, with nearly half of those losses occurring since the Wildlife Act was passed in 1990. In this context, the longterm maintenance of rare and vulnerable plant populations has become increasingly important.

Rare wetland plant species that are listed by the Plants of Conservation Concern in the Isle of Man 2022 were planted at Ballacosnahan wetlands earlier this year;

- • Golden Dock (Rumex maritimus)
- • Celery-Leaved Buttercup (Ranunculus sceleratus)
- • Common Skullcap (Scutellaria galericulata)

On completion of this next phase of the project, this vital work will continue.

ii. Education & Engagement

As mentioned earlier in this proposal, a core objective of the project is to establish the site as a leading educational resource and demonstrative case study for the Isle of Man. By showcasing how economically and environmentally sustainable and diversified farming can actively benefit wildlife, the site will provide an accessible platform for learning across all age groups and abilities.

Dedicated interpretation materials, structured field sessions and hands-on conservation activities will enable school pupils, community groups, corporate businesses and visitors to develop a deeper understanding of wetland and grassland ecology, species and habitat conservation and land-management practices.

Through this focus on education and engagement, the project will help to build local environmental awareness, support curriculum-linked outdoor learning and inspire future generations to value and protect the Island’s natural heritage.

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*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/130623-patrick-field-334952-ballacosnahan-erection-access/documents/1592926*