Decision Notice

TOWN AND COUNTRY PLANNING ACT 1999 The Town and Country Planning (Development Procedure) Order 2019

In pursuance of powers granted under the above Act and Order the Department of Environment, Food and Agriculture determined to APPROVE an application by Mr Julian Edwards, Ref 25/90671/B, for the Erection of cattle bridge at Ballakillingan Farm Churchtown Ramsey Isle Of Man IM7 2AL .

Any conditions or notes which apply to the approval are set out below. This approval is subject to compliance with any conditions listed and may not be implemented until it becomes final (see guidance notes).

• 1. 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.

• 2. The bridge hereby approved shall be used solely for agricultural purposes associated with Ballakillingan Farm and shall not be used for general vehicular access or non-agricultural activities.

Reason: To ensure the development remains consistent with the justification for agricultural infrastructure in the countryside, in accordance with Environment Policy 15 and General Policy

• 3.

• 3. The development shall be carried out in full accordance with the Flood Risk Assessment prepared by Kinsley Consulting Engineers (dated 6 June 2025) and the revised drawing 25025KCE-XX-ZZ-D-C-20001-P02. The bridge structure shall incorporate:

• i. A minimum soffit clearance of 300mm above the lower bank across all spans.
• ii. Open containment rail design, with no mesh infill and a restraint bar at 600mm above deck level.
• iii. Structural design to BS5400 standards, including consideration of lateral loads from flood water and debris.

The approved flood resilience measures shall be implemented in full prior to first use of the bridge and retained thereafter.

Reason: To ensure the development remains resilient to fluvial and tidal events and does not increase flood risk, in accordance with Environment Policies 10 and 13.

• 4. The bridge hereby approved shall be constructed using the materials and structural specifications detailed in the approved plans, including steel Pratt truss, universal beam sections, precast concrete deck, timber railings, and mesh infill. Following completion, the bridge shall be retained in accordance with the approved design.

Reason: To ensure the development integrates appropriately with the landscape and reflects its agricultural function, while allowing for future adaptation where justified, in accordance with Strategic Policy 5, Environment Policy 2, and Strategic Policy 1.

• 5. No development shall commence until a Tree and Landscape Protection Plan has been submitted to and approved in writing by the Department. The plan shall detail the location and specification of protective fencing, root protection zones, construction exclusion zones (CEZ), and any necessary arboricultural supervision. The approved measures shall be implemented prior to any site clearance or construction activity and maintained in full for the duration of the development works.

Within the CEZ, no materials shall be stored, disposed of, or mixed; no fires shall be lit; and no excavation, ground level changes, or use of contaminating substances shall occur. The CEZ may only be removed once all construction works are complete.

All existing trees and boundary planting adjacent to the development site shall be retained. Any tree or planting that is damaged, removed, or dies within five years of completion shall be replaced with native species of a size and specification to be first approved in writing by the Department, during the next planting season or in accordance with an agreed replacement programme.

Reason: To prevent unacceptable loss or damage to existing trees and vegetation and to safeguard the visual amenity and landscape character of the Area of High Landscape Value, in accordance with Environment Policies 2 and 3 and General Policy 2(f).

This approval relates to the following documents and drawings, all received on 11 July 2025:

• o Cover Letter
• o Measured Survey - Drawing No. 01
• o Flood Risk Assessment prepared by Kinsley Consulting Engineers and dated 6 June 2025
• o Section 20 Watercourse Consent Form
• o Site Location and Photos - Drawing No. 00001-P01
• o Revised Bridge Sections, Elevation and Site Layout - Drawing No. 25025-KCE-XX-ZZ-D-C20001-P02 (received 22 October 2025)
• o Correspondence between Kinleys Consulting Engineers and DOI Flood Risk Management confirming design amendments (dated 22-27 October 2025)

NOTE Note to Applicant: The applicant is advised that giant hogweed, Himalayan balsam, and montbretia are known to be present near the development site and are listed under Schedule 8 of the Wildlife Act 1990. It is an offence to cause their spread.

The applicant is advised to take appropriate steps to avoid disturbance or dispersal during construction and to seek guidance from the DEFA Ecosystem Policy Team if any such species are encountered.

This decision has been made for the following reasons(s)

The proposed cattle bridge is considered acceptable in planning terms as it meets the policy tests for essential agricultural infrastructure under General Policy 3 and Environment Policy 15. It is functionally justified, modest in scale, and appropriately designed to integrate with the surrounding landscape, in accordance with Environment Policies 1, 2, and Strategic Policy 5. The Flood Risk Assessment demonstrates compliance with Environment Policies 10 and 13, confirming that the development does not increase flood risk. Biodiversity impacts are minimal and appropriately mitigated, aligning with Environment Policies 4 and 5 and Strategic Policy 4. The proposal supports agricultural resilience and aligns with the Isle of Man Agricultural Strategy 2024.

Date of Issue: 30th November 2025

A MORGAN Interim Director of Planning and Building Control

Guidance Note

This decision was made by the Planning Committee in accordance with the authority delegated to it.

This decision refers only to that applied for under the Town and Country Planning Act 1999 and its subordinate legislation.

A copy of the Officer’s report and any correspondence which informed the assessment and decision is available to view on the Government’s website (via https://pbc.gov.im/onlineapplications/)

Implementation A determination to grant planning approval does not have effect —

•  if an appeal is submitted until the appeal is determined or withdrawn; or
•  if no appeal is submitted, but there are potential appellants in addition to the applicant, until the time within which an appeal may be submitted has expired (21 days from the date of this notice).

Development must be carried out in accordance with the approved plans and any attached conditions (irrespective of any changes that may separately be requested at the Building Control stage or by any other Statutory Authority). This approval does not remove the need to also comply with any other relevant legislation.

Any conditions requiring certain works, submissions etc. prior to commencement of development must be fulfilled prior to work starting on site. Failure to adhere to this approval and meet the requirements of all conditions may invalidate this approval or result in formal enforcement action.

Appeal Any appeal can only be made by a person who has been accorded rights to do so, must be in writing, include the appropriate fee and be submitted to the Department within 21 days of the date of this Notice.

Guidance on how to appeal is available at gov.im/howtoappeal