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Application No.: 25/10104/AIR Applicant: MOANY MOAR FARM Proposal: Information in relation to conditions 3, 4, 5 and 6 of PA 25/90314/B providing details for Biodiversity Mitigation & Enhancement, Drainage, External Lighting and the Landcaping Scheme at Moaney Moar Site Address: Moaney Moar Farm Ballabooie Road Cronk Y Voddy Kirk Michael Isle Of Man IM6 1BA Deputy Head of Customer Service and Technical Support: Charlotte Crowe ## Recommended Decision: Permitted Date of Recommendation: 20.08.2025 N1. In this instance of the submitted documentation and after consultation with the relevant Department confirming that they are happy with the level of detail, it is deemed sufficient to achieve the desired outcome and would be considered satisfactory for the planning conditions 3, 4, 5 and 6 of application 25/90314/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 drawings and documents submitted to the Department titled: APPLICATION FORM, COVERING LETTER, REV A - 101 - PROPOSED ELEVATION, REV A - 102 - PROPOSED FLOOR PLAN, 103 - LANDSCAPING PLAN, 104 DRAINAGE DETAILS, and MITIGATIONS REPORT all recorded as being electronically received on 24.07.2025 __________________________________________________________________________
1.0 Description - 1.1 The proposed application 25/90314/B for the erection of a ménage with associated stabling facilities and feed and tractor store was approved by the Planning Committee on 30.06.2025, subject to 8 conditions, some of which required submission of additional information prior to the commencement of works. - 1.2 This report is specific to Conditions (3, 4, 5 and 6) which the applicants are seeking to satisfy. The specific wording of the condition is as follows:
avoidance of harm to protected species, and nesting birds. The mitigation measures and biodiversity enhancement shall make provision for at least 3 bird nest boxes to be erected high up on the northern elevation of the new building, but not above windows or doors; and, that 3 boxes suitable for swift are erected. Following written approval of the scheme by DEFA, these details shall be implemented in full prior to the first use of the private equestrian facility and shall, thereafter, be retained and maintained for the lifetime of the development.
REASON: For the conservation and protection of legally protected species, in accordance with the requirements of the Wildlife Act 1990 and Environment Policies 4 and 5 in the Adopted Isle of Man Strategic Plan 2016.
REASON: To ensure that the site is adequately drained and does not increase the risk of flooding elsewhere.
REASON: To minimise the impact of the development on Bats, Birds and any other Protected Species and safeguard the rural character and amenities of the area including minimising the impact of the development on the rural night sky.
REASON: To ensure the provision of an appropriate landscape setting to the development, and to safeguard the appearance of the development and the surrounding area.
2.0 Proposal - 2.1 The applicant's agent has submitted a detailed Biodiversity Mitigation & Enhancement Statement, a drainage plan, a landscaping plan and elevations showing the proposed lighting along with a duly completed AIRC form on the 24.07.2025. - 2.2 Biodiversity Mitigation & Enhancement Statement outlines the following (in Part):
Plans and elevations clearly indicate the proposed installation location. All boxes will be subject to annual visual inspection, with repairs or replacements undertaken as necessary to ensure continued effectiveness.
2.3 Sensitive External Lighting External lighting has been carefully limited to the South West and North West elevations and will be located only in the vicinity of serving doors for operational safety. All lighting will be downward-facing and fitted with appropriate shielding to prevent unnecessary light spill onto adjacent habitats and away from all installed bird and bat boxes. Lighting will be operated on timers or motion sensors to further minimise illumination during sensitive periods, reducing any potential impact on nocturnal wildlife. - 2.4 Landscaping and Habitat Management Existing hedgerows and vegetation along the site boundaries will be retained wherever practicable, in order to maintain foraging and commuting routes for bats and to provide shelter and nesting opportunities for birds. Any additional landscaping introduced as part of the development will prioritise the use of native species known to benefit local wildlife and enhance overall site biodiversity - 2.5 Drainage details have been provided in the form of a detailed plan which indicate: Foul Drainage Foul Inspection Chamber Surface water drainage SW Inspection Chamber Trapped Gullys
The plan highlights the direction of both surface water run-off leading into a soakaway and foul drainage leading into a septic tank sized to suit ground percolation and inflow.
3.1 The recommending officer of the original application was consulted for advice on the satisfaction of condition. The advice received on (14.08.2025), 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 Ecosystems Policy Team were consulted for advice on the information that has been provided. The following comments were received on 08.08.2025: "The Ecosystem Policy Team can confirm that we are content with the biodiversity measures contained in the Biodiversity Mitigation & Enhancement Statement and as shown on the Soft Landscaping Plans (drawing no. 103) and Proposed Indoor Riding Area Plans (Drawing no. 101 Rev A), this includes the installation of bat and bird boxes and native landscaping.
Though the proposed lighting is facing an area of hedge, we find this acceptable as the lighting temperature (2,700k) is suitable and the lighting is to be directed downwards, shielded and fitted with timers and motion sensors to limit the length of time that the lighting is on."
4.1 In this instance of the submitted documentation and after consultation with the relevant Department confirming that they are happy with the level of detail, it is deemed sufficient to achieve the desired outcome and would be considered satisfactory for the planning conditions 3, 4, 5 and 6 of application 25/90314/B, under the understanding that the development shall not be carried out unless in accordance with the approved details.
I can confirm that this decision has been made by a Principal Planner 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: 19.09.2025 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
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