Officers Report

Application No.: 25/90486/B Applicant: Department Of Education, Sport & Culture Proposal: Erection of a boulder climbing park Site Address: Ardwhallin Outdoor Learning Centre West Baldwin Isle Of Man IM4 5EU Planning Officer: Russell Williams Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 24.07.2025 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 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.

• C 2. Prior to the first occupation of the development hereby permitted, a soft landscaping scheme shall be submitted to and approved in writing by the Department. The scheme shall include details of all new trees and hedgerows and shall include a landscaping plan, planting specification and a timetable for implementation. Development shall be carried out in accordance with the approved scheme. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased, shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department.

Reason: In order to safeguard the landscape character and appearance of the area and in the interest of biodiversity.

• C 3. No development hereby permitted shall commence, including site clearance work, unless details of bird nest boxes together with a plan identifying their locations on the site, has been submitted to planning and approved in writing by the Department. The nest box shall be installed in accordance with the approved details prior to the first occupation of the dwelling. Reason: In order to mitigate the loss of bird nesting opportunities within the site.

This application has been recommended for approval for the following reason.

The proposed development will make use of a redundant area of land and enhance the existing provision of outdoor recreation space at the Activity Centre. The development will not give rise to any significant harm to the character or appearance of the landscape or ecology in the area.

The proposals comply with General Policies 2 and 3, Environment Policies 1 and 4, Community Policy 5 and Recreation Policy 2.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped 30 May 2025:

• OLC-001 Site location
• OLC-002 Site plan
• OLC-003 Area 1
• OLC-004 Area 2
• OLC-005 Boulders general overview
• OLC-006 Boulder locations 01
• OLC-007 Boulder locations 02
• OLC-008 Elevation
• OLC-009 Roof and steps _________________________________________________________________

Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services No objection

_________________________________________________________________ Officer’s Report

1.0 THE SITE - 1.1 The application site is a rectangular parcel of land on which is sited the Ardwhallan Adventure Centre buildings and associated educational / activity areas. - 1.2 The site is located at a higher level than the road and the building comes into view when travelling northwards along the B22 highway, but it is more visible from a distance from the nearby and almost parallel Brandywell Road. - 1.3 The site is used as an outdoor learning centre and supports educational and community groups across the island. The Centre's educational mission is to promote health, fitness, and confidence-building through active outdoor sports. - 1.4 The proposed bouldering park is a replacement of a condemned Low Ropes Course which currently sits on the same footprint.

2.0 THE PROPOSAL - 2.1 The application seeks planning permission for the development of a bouldering climbing park at the Outdoor Learning Centre. - 2.2 The bouldering park will consist of freestanding climbing structures of varying heights, safety surfacing and landscaping to integrate the facility into the existing natural surroundings. - 2.3 The top section, to the western end of the site, is under cover to allow sessions to continue in more extreme weather and also allows a shaded area for safety briefings and rest breaks. The shelter will be constructed of timber frame and is open sided with a ridge height of

• 4.75m.

2.4 The boulders will comprise one set of 3 no. Quarried Boulders with 2no interconnecting nets together with free standing individual boulders. The boulders will have a maximum height of 2.83m.

3.0 PLANNING POLICY - 3.1 The site lies on land that is not designated for any particular purpose on the Area Plan for the East. The site is not within a Conservation Area, Area of High Landscape or Coastal Value and Scenic Significance or a Flood Risk Zone. - 3.2 General Policy 2 of the Strategic Plan is considered applicable, which states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

3.3 "General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

• (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
• (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
• (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
• (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
• (e) location-dependent development in connection with the working of minerals or the provision of necessary services;
• (f) building and engineering operations which are essential for the conduct of agriculture or forestry;
• (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
• (h) buildings or works required for interpretation of the countryside, its wildlife or heritage."

3.4 "Environment Policy 1: The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." - 3.5 "Environment Policy 4: Development will not be permitted which would adversely affect:

• (a) species and habitats of international importance:

• (i) protected species of international importance or their habitats; or (ii) proposed or designated Ramsar and Emerald Sites or other internationally important sites.

• (b) species and habitats of national importance:

• (i) protected species of national importance or their habitats;
• (ii) proposed or designated National Nature Reserves, or Areas of Special Scientific Interest; or
• (iii) Marine Nature Reserves; or
• (iv) National Trust Land.

• (c) species and habitats of local importance such as Wildlife Sites, local nature reserves, priority habitats or species identified in any Manx Biodiversity Action Plan which do not already benefit from statutory protection, Areas of Special Protection and Bird Sanctuaries and landscape features of importance to wild flora and fauna by reason of their continuous nature or function as a corridor between habitats. Some areas to which this policy applies are identified as Areas of Ecological Importance or Interest on extant Local or Area Plans, but others, whose importance was not evident at the time of the adoption of the relevant Local or Area Plan, are not, particularly where that plan has been in place for many years. In these circumstances, the Department will seek site specific advice from the Department of Agriculture, Fisheries and Forestry if development proposals are brought forward."

3.7 "Community Policy 5: Permission will generally be given for proposals to improve or extend existing schools and institutions of higher education and to build new schools, subject to their being sited and designed in accordance with the other policies of this plan, having particular regard to the potential for community use of the buildings and the associated Open Space." - 3.8 "Recreation Policy 2: Development which would adversely affect, or result in the loss of Open Space or a recreation facility that is or has the potential to be, of recreational or amenity value to the community will not be permitted except in the following circumstances:

• (a) where alternative provision of equivalent community benefit and of equivalent or better accessibility is made available; and
• (b) where there would be an overall community gain from the development, and the particular loss of the open space or recreation facility would have no significant unacceptable effect on local open space or recreation provision or on the character or amenity of the area."

4.0 OTHER MATERIAL CONSIDERATIONS - 4.1 None

- 5.0 PLANNING HISTORY

5.1 The application site has been the subject of previous applications for additional buildings or extensions to the main building or the creation of a rope course within the site over a number of years (PAs 01/01118/B, 04/00288/B, 06/02234/B, 10/01444/B, 10/01447/B), all of which have been approved and related to the educational use of the site. - 5.2 The most recent application at the site was:

16/01182/B - Erection of 2 detached log cabins to provide storage and office accommodation Permitted

- 6.0 REPRESENTATIONS

6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows: Braddan Commissioners - No comments received.

DOI Highway Services - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the site has suitable parking for the relatively small intensification of the site

Ecosystem Policy Team - No objection subject to condition Detailed comments The Ecosystem Policy Team can confirm that Ecology Vannin's Biodiversity Mitigation Plan dated June 2025 is all in order and that a suitable level of assessment has been undertaken. In order to mitigate the loss of scrub and nesting bird habitat, new native landscaping and the erection of bird boxes are recommended. Potential conditions o No works to commence unless a soft landscaping plan, incorporating native planting, has been provided to Planning and approved in writing.

• o No works to commence unless a bird nest box plan has been provided to Planning and approved in writing. The plan should include two open fronted nest boxes and two universal nest bricks. Additional information
• o The applicant must ensure that they follow the removal methodology for Schedule 8 invasive plants included in Table 1 of Ecology Vannin's Biodiversity Mitigation plan, in order to ensure that Hybrid Bluebell, Montbretia and Cotoneaster are not spread as part of these works, and ideally they are eradicated.

6.2 No representations have been received from members of the public.

- 7.0 ASSESSMENT

7.1 The key considerations in the determination of the application are the principle of development, impact upon the landscape and ecology. Principle of Development - 7.2 The application site is located on land not zoned for any particular purpose, where General Policy 3 ordinarily restricts development to a limited number of exceptional circumstances. In this instance, regard must be had to the existing lawful use of the application site, which falls within the wider Outdoor Learning Centre property. - 7.3 The land subject of the application has also been used historically as an area for outdoor low ropes, and so its use for recreational purposes is well established. As a consequence, it could be argued that the land falls to be classed as previously developed, which would garner some support under General Policy 3.

7.4 The Outdoor Learning Centre serves the needs of the Island as a whole, as demonstrated by it having supported every school on the Island in its first year and it continues to serve this purpose today. Having regard to the existing use of the land and wider Centre, the proposed development is considered to be acceptable as it will enhance the provision of educational and outdoor recreational facilities which is supported by Community Policy 5 and Recreation Policy 2. IMPACT UPON CHATACTER AND APPEARANCE OF THE AREA - 7.5 The application site is set on an uneven parcel of land with the area to the western end higher than the remainder. The site is well enclosed and screened by mature trees and planting which creates an enclosed environment and visual separation between the site and surrounding open countryside. - 7.6 There are existing structures and area of hardstanding on the site, which is currently in a dilapidated state of repair; in its current condition the site does detract from the general setting of the area although this impact is limited to views within the Centre. - 7.7 The proposed boulders and new hardstanding areas will not be visible from outside of the site and will have no material impact upon the character or appearance of the landscape. - 7.8 The proposed shelter covering a small group of the proposed Boulders will likely be visible from outside of the site, although this will be limited to the time of year when trees are without foliage. The impact of the structure will be very limited due to its form of construction and open aspect, whilst there are also no nearby public vantage points from which the shelter will be visible. Having regard to these considerations, the impact of the shelter is considered to be acceptable and the development on the whole will no harm the landscape setting and complies with General Policy 2 and Environment Policy 1. ECOLOGY - 7.9 The application site is previously developed but contains areas of scrub and planting that will be removed as a result of the proposed development. - 7.10 In order to mitigate the loss of potential wildlife habitats on the site, the Ecosystem Policy Team have recommended that new soft landscaping and bird boxes be provided. Such can be secured by condition and would result in there being no adverse impacts arising from the proposed development upon wildlife and their habitats. - 7.11 Subject to appropriate conditions the development will comply with General Policy 2 and Environment Policy 4.

- 8.0 CONCLUSION

8.1 The proposed development will make use of a redundant area of land and enhance the existing provision of outdoor recreation space at the Activity Centre. The development will not give rise to any significant harm to the character or appearance of the landscape or ecology in the area. The proposals comply with General Policies 2 and 3, Environment Policies 1 and 4, Community Policy 5 and Recreation Policy 2. It is therefore recommended that the application is approved. - 9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal

(i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

9.2 Article A10 sets out that the right to appeal is available to:

• o Applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make

comments in a professional capacity they cannot be given the Right to Appeal.

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 and/or rights to appeal.

Decision Made : Permitted Date: 25.07.2025 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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