16 January 2025 · Delegated - Principal Planner (Chris Balmer)
Berrag Farm, Sandygate, Ramsey, Isle Of Man, IM7 3bs
This application sought to discharge conditions 6 and 8 from the earlier approval of PA 23/00488/B, which permitted conversion of a barn into two self-catering tourist cottages, erection of a bat barn, and a solar array.
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The submitted documentation, including the Bat Lighting Scheme and Precautionary Working Method Statement, was deemed sufficient to achieve the desired outcome and meet the requirements of conditions …
Requested additional information which was provided; concluded that the information satisfies the relevant clauses.
DEFA Ecosystem Policy (Dr Richard Selman) provides consultation comments on applicant submissions for conditions 6 (lighting) and 8 (bat protection methodology) of PA 23/00488/B, recommending clarifications and additions to documents prior to approval.
Key concern: pending hibernation survey results and works timing to prevent damage to bats
DEFA Ecosystem Policy
Conditional No Objection"we recommend that the applicants clarify their requirement for security lighting, post-construction, where this is to be located and how this will comply with the BCT guidance."; "we recommend that the method statement is only signed off once the hibernation survey has been completed and a timing schedule, taking this into account, has been provided."; "We also recommend sign off by an ecologist at the end of the development, to ensure that the contracted works have been completed correctly in relation to the plans for bat protection."; "We also recommend that the statement include a comment on the kind of roof membranes that will be used, to ensure that any used in areas that bats have access to, will be bat-safe"
Conditions requested: clarify requirement for security lighting post-construction, location, and BCT compliance; sign off method statement only after hibernation survey completion and timing schedule provided; notify DEFA Ecosystem Policy Team of works affecting bat roost under Wildlife Act section 10(5); mark roosts 6, 7, and 8 to avoid filling in during works; include ecologist sign-off at end of development for bat protection works, retention of roosts 6,7,8, and bat house adoption, with post-construction monitoring statement; provide clarity on Roost 2 status and retain in situ if possible; add to method statement: timing of works re bat activity, exclusion devices if needed, bat removal details; include comment on bat-safe roof membranes in method statement
