Officer Report

Application No.: 25/10013/AIR Applicant: Mr Mike Davies Proposal: Information in relation to condition 4 of PA 23/01407/B detailing the Biodiversity Mitigation Plan and Vegetation Works in accordance with the mitigation measures set out at Section 4.5 of Volume 1 of the Environmental Statement. Site Address: Land West Of Glenfaba Road Fields 311835, 311836 And 311785 Glenfaba Road Peel Planning Assistant: Charlotte Gatt Recommended Decision: Permitted Date of Recommendation: 13.03.2025 Notes for Approval N : Notes attached to conditions NOTE. In this instance of the submitted documentation and after consultation with the case officer 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 condition 4 of application 23/01407/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 documents submitted to the Department titled: APPLICATION FORM, EPR_VEGETATION WORK PWMS recorded as being electronically received on 10.01.2025 as well as C4 BIODIVERSITY ENHANCEMENT RESPONSE and BIRD AND BAT BOX PLAN recorded as being electronically received 06.03.2025.

Officer’s Report

1.0 Description - 1.1 The proposed application 23/01407/B for the construction of a new Sewage Treatment Works and creation of new vehicular access was approved at appeal on 16.07.2024 subject to 19 conditions, some of which required submission of additional information prior to the commencement of works. - 1.2 This report is specific to Condition (4) which the applicants are seeking to satisfy. - 1.3 Specific wording of the condition is as follows:

No development shall take place, including works of site clearance and ground preparation, until a scheme, including a timetable for implementation, for the enhancement of biodiversity on the site in accordance with the mitigation measures set out at Section 4.5 of

Volume 1 of the Environmental Statement has been submitted to and approved in writing by the Department. The scheme shall include details of an ongoing management scheme for the grassland areas and a bat and bird box plan. Development shall be carried out in accordance with the approved details.

REASON: In order to enhance habitat on the site pursuant to Environment Policy 4 of the Strategic Plan.

2.0 Proposal - 2.1 The applicants have submitted details providing information for works to be implemented for site clearance and ground preparation, including a timetable for implementation, for the enhancement of biodiversity on the site in accordance with the mitigation measures set out at Section 4.5 of Volume 1 of the Environmental Statement along with a duly completed AIRC form on the 09.01.2025. - 2.2 Additional details were provided on 06.03.2025 in relation to information requested by the Biodiversity Team (Ecosystems Policy Officer). - 2.3 Details have been provided in the Biodiversity Enhancement Response that outline the following:

• 2.3.1 Field 311835: The field will be cut twice annually in spring (before 30th April) and late-summer. To ensure reptiles and amphibians are not harmed during maintenance the grasslands will be cut during sunny to partly cloudy conditions and the areas to be cut will be walked by the machine operator. Appropriate weather conditions will ensure that reptiles and amphibians are warm enough to escape and human disturbance will temporarily displace animals. All cuttings after mowing will be collected and removed from Site to create low-nutrient conditions favourable for biodiversity.
• 2.3.2 Field 311836 (fungi management field) Within field 311836, wherever reasonably practicable, measures will be implemented to protect fungi, while efforts will be made to enhance the surrounding grassland to promote greater fungal growth and biodiversity across the wider grassland. Existing grassland will be excluded from the construction areas where possible. In other areas outside of the roadway, existing turf shall be cut and relayed or stripped and stockpiled for re -use in accordance with the procedures outlined and submitted as part of condition 10.
• 2.3.3 Enhanced bracken areas Enhancement of bracken area on the embankment to the east and south of field 311835 to other neutral grassland or other acid grassland. By bracken control and natural regeneration of grassland This will provide a higher diversity of habitat types and create a habitat mosaic of better suitability to protected species such as birds, amphibians and reptiles etc. Existing areas of scrub, gorse etc would be retained and enhanced through ongoing management and planting to increase species diversity. Bracken will be controlled (rather than eradicated) to below 20% cover. This will be achieved through cutting twice annually in May/June and July/August for a minimum of 5 years. For locations where bracken growth is vigorous it may be necessary to include a third cut in the months described.
• 2.3.4 Bird and Bat boxes New roosting opportunities will be provided by installing eight bat boxes at the southern woodland, to Map 2. This will enhance the Site for bats. Bat boxes will be of different types to include the below:

• o 3 X 2F Schwegler Bat box
• o 1 X Large multi chamber woodstone bat box

• o 2 X low profile Woodstone bat box
• o 2 X vivara pro woodstone bat box Bat boxes will be located and installed as follows:
• o Where bats are known to feed/ navigate.
• o At least 4m above ground.
• o Away from artificial light sources.
• o Sheltered from strong winds.
• o Expose to the sun for par of the day.

Birds Mitigation and compensation for bird species in the form of nest boxes will be incorporated on the Site. A total of eight bird boxes will be installed at the woodland to the south of the site. Boxes will comprise a variety of styles to provide habitat for a range of birds with differing nesting requirements, these are as follows:

• o 5 X NHBS wooden bird next box
• o 2 X Barn Owl Nest box
• o 1 X woodpecker bird house Bird boxes will be installed and located as follows:
• o Where birds are known to feed/ navigate
• o At least 3m above ground
• o Space boxes away from neighbours to prevent territorial behaviour
• o Shelter from the weather - the front of the nest box should be angled vertically or slightly downwards to prevent rain from entering the nest box.

Boxes will be attached to the tree using an aluminium nail or tied in position using wire/leather.

• 2.3.5 Timetable for implementation Grassland enhancements within field 311835 (treatment works) to be completed following completion of the construction phase and establishment of the perimeter fencing in 2027. Bracken enhancement and grassland enhancement of field 311836 (with the exception of the site compound) to be completed early 2026. Reinstatement of the compound area to take place upon completion of all works at end 2027 Bird and Bat boxes to be installed upon commencement subject to checks for nesting birds.

2.4 The applicants have also provided a full Precautionary Working Method Statement for the Peel Sewage Treatment Works.

• 2.4.1 The information provided outlines the roles and responsibilities of the contractors before going into details of general measures. These are listed in Paragraphs 3.1 to 3.21 of the document.
• 2.4.2 The next section from paragraph 3.22 to 3.34 highlights reptiles and amphibians and as such details the vegetation clearance.
• 2.4.3 Paragraphs 3.35 to 3.39 cover all information and details regarding breeding birds.
• 2.4.4 Paragraphs 3.40 and 3.41 cover information and details regarding bats.
• 2.4.5 Invasive Species are covered in paragraphs 3.42 to 3.44.

• 2.4.6 Documentation and details have been provided in relation to legislation (Wildlife Act

1990) and additional information has been provided within the full Precautionary Working Method Statement for the Ecological Toolbox Talk (TBT).

3.0 Consultation - 3.1 The Department's Ecosystem Policy Team (Biodiversity) were consulted for advice on the satisfaction of condition. The advice received 06.03.2025, after their review of the submitted and updated documents, concludes that they are pleased to confirm that the information satisfies the relevant clauses. "The Ecosystem Policy Team can confirm that we are content with:

• o EPR's Biodiversity Mitigation Plan dated December 2024 - which details the avoidance measures to be put in place to avoid and reduce biodiversity impacts during construction;
• o EPRS's Precautionary Working Methods Statement;
• o EPR's Bat and Bird Box Plan dated October 2024;
• o The C4 Biodiversity Enhancement Response." 06.03.2025

4.0 Recommendation - 4.1 In this instance of the submitted documentation and after consultation with the case officer 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 condition 4 of application 23/01407/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 the Head of Development Management 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 : 14.03.2025 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management