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24/10089/AIR PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/10089/AIR Applicant : JIM LIMITED Proposal : Information in relation to condition 2 of PA 23/01029/B in relation to bat surveys Site Address : Waterfall Hotel Shore Road Glen Maye Isle Of Man IM5 3BG

Planning Assistant: Charlotte Gatt

Recommended Decision: Permitted

Date of Recommendation: 03.09.2024

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

NOTE. In this instance of the submitted drawings and documentation, and after consultation with the case officer, Mr Jason Singleton, who is happy with the level of detail, it is deemed sufficient to achieve the desired outcome and would be considered satisfactory for the planning condition 2 of application 23/01029/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 and Manx Bat Group Survey, recorded as being electronically received by the Department on 28.08.2024 __

Officer’s Report

1.0 Description

1.1 The proposed application 23/01029/B for proposed demolition of the Waterfall Hotel and erection of 4 terraced dwellings on site with associated parking and amenity space, was approved by the Planning Committee on 08.04.2024 subject to 5 conditions, some of which required submission of additional information prior to the commencement of works.

1.2 This report is specific to condition 2 which the applicants are seeking to satisfy.

Specific wording of the condition is as follows:

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24/10089/AIR No works, including demolition, shall take place until a bat survey has been submitted to and approved in writing by the Planning Authority. Where any bats are identified as being present the bat survey shall identify impacts on bat species together with appropriate avoidance and mitigation, where appropriate, including a timetable for its implementation. The development shall not be carried out unless in accordance with the approved details.

Reason: To provide adequate safeguards for the bats if present

2.0 Proposal 2.1 The applicant's agent has submitted a document which includes a full bat survey report compiled by the Manx Bat Group on 05.08.2024.

2.2 Three members of the Manx Bat Group attended on the evening of 1st August 2024 to inspect the property and assess its suitability for roosting bats. An emergence watch was conducted for one hour from sunset.

2.3 The windows and doors on the front elevation and west gable (Photo B) are all relatively new with the frames well sealed. The windows and door on the east gable external extension (Photo C) are not quite so new but are also well sealed with no external gaps.

2.4 The building is in two parts, visible in the roof. The western half has the older-looking roof in slightly poorer condition. There is a missing slate below the central chimney (Photo D) and gaps between some raised slates at the western end (Photo E). Velux windows shows there to be an attic conversion in this part of the building. The ridge tiles are well seated.

2.5 The roof of the eastern half is in much better condition with no slipped or missing slates. The rear roof descends to a cat slide roof over a rear extension. The slates here are modern cement slates and are all in good condition as are the ridge tiles. The extension reaches to the rear overgrown garden rendering the eaves un-viewable

2.6 The building has been empty for some time which would make less suitable for those species of bats which like warmth. There is very limited access to only two parts of the roof, in a position where access could only be gained to any space between the slates and roofing felt. Access to the rear of the property is rendered unusable by the growth of trees and shrubs right up to the rear wall. The presence of a cat on the rear roof would argue against a bat roost in this part of the building.

Bats will switch roosts from time to time so the absence of any emerging at one particular time does not prove that there is no roost there at other times. However, the building is judged to be unsuitable for bats owing to the absence of many potential roost features.

3.0 Consultation 3.1 Miss Sophie Costain from the Department's Ecosystem Policy Team was consulted for advice on the satisfaction of condition. The advice received on 02.09.2024 after their review of the submitted documents, concludes that they are pleased to confirm that the information satisfies the relevant clauses.

4.0 Recommendation 4.1 In this instance of the submitted drawings and documentation and after consultation with the case officer and ecosystems, who is happy with the level of detail, it is deemed sufficient to achieve the desired outcome and would be considered satisfactory for the

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24/10089/AIR planning condition 2 of application 23/01029/B, under the understanding that the development shall not be carried out unless in accordance with the approved details.

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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: 05.09.2024

Determining officer Signed : A MORGAN Abigail Morgan

Acting Head of Development Management