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24/10117/AIR PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/10117/AIR Applicant : Richard Denzel Williams Proposal : Information in relation to conditions 6 and 8 of PA 23/00488/B for details giving the lighting mitigation scheme and working method statement for bats Site Address : Berrag Farm Sandygate Ramsey Isle Of Man IM7 3BS

Planning Assistant: Charlotte Gatt

Recommended Decision: Permitted

Date of Recommendation: 14.01.2025

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

NOTE. In this instance of the submitted documentation and correspondence from the applicants, and after consultation with the case officer who has confirmed they are happy with the level of detail submitted, it is deemed sufficient to achieve the desired outcome and would be considered satisfactory to meet the requirements of planning conditions 6 and 8 of application 23/00488/B, on the understanding that the development shall not be carried out unless in accordance with the approved details.

Plans/Drawings/Information;

This approval hereby given relates to drawings and documents submitted to the Department titled: Application Form, Barrag Farm Bat Lighting Scheme, Barrag Farm Precautionary Working Method Statement. __

Officer’s Report

1.0 Description 1.1 The proposed application 23/00488/B for the conversion of an Existing Barn Structure (Block A) into Two Self-Catering Tourist Cottages (Class 3.6), Erection of Bat Barn, and Erection of Solar Array was approved by the Planning Committee on 28.03.2024 subject to 12 conditions, some of which required submission of additional information prior to the commencement of works.

1.2 This report is specific to conditions 6 and 8 which the applicants are seeking to satisfy.

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24/10117/AIR Specific wording of the conditions are as follows:

1.2 (Condition 6) Prior to the installation of external lighting within the site, a Lighting Plan shall be submitted to and approved in writing by the Department. The lighting of the site will be designed utilising inward directed led lighting columns to provide required site illumination without creating undue light pollution. The development shall not be carried out other than in accordance with the approved plan, and shall be retained as such thereafter.

Reason: To provide adequate safeguards for the ecological species existing on the site.

1.3 (Condition 8) Prior to the commencement of any works on the barn, a Methodology for bat protection during works and covering the bat mitigation provisions with notes to clarify intentions and a method statement, shall be submitted to and approved in writing by the Department. The development shall not be carried out other than in accordance with the submitted Bat Protection Methodology.

Reason: To provide adequate safeguards for the ecological species existing on the site.

2.0 Proposal 2.1 The applicants have submitted a range of documents covering the working methods and the lighting mitigation scheme.

2.2 The site was found to support roosting soprano pipistrelles (Pipistrellus pygmaeus), common pipistrelles (Pipistrellus pipistrellus), natterers myotis (Myotis nattereri) and brown long-eared bats (Plecotus auritus) from nocturnal bat surveys undertaken in 2022 and 2023 (Please refer to the Bat Survey Report for further details). It is understood that the natterers myotis roost is not to be impacted by the proposed development, however, they are anticipated to utilise the surrounding site for commuting and foraging purposes.

2.3 The second barn is not to be impacted by the proposed development and a bat barn is to be constructed nearby in the woodland adjacent as part of the mitigation and EPSML bat licence.

2.4 Artificial lighting is currently present on the external aspect of the southern cottage however this is on a manual switch used by the residents and is not left switched on throughout the night.

2.5 The potential adverse impacts on the favourable habitats have also been considered. The habitats onsite and adjacent known roosting location will require an absence of artificial illumination of any sort throughout the construction phase and post development, no new lighting will be used between the buildings and in the direction of the wooded area and new bat barn to maintain a dark feeding corridor from the existing roosts and foraging areas to the new roosting provisions.

2.6 The following luminaire specifications are proposed to ensure the adjacent habitats and roost locations remain free from additional lighting. It is understood that manual lighting is currently present within the adjacent barn (marked in yellow) and is a known roost location therefore, the proposals are not anticipated to cause impacts that are considered significant.

o All luminaires should lack UV elements when manufactured. Metal halide, compact fluorescent sources will not be used.

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24/10117/AIR o LED luminaires should be used where possible due to their sharp cut-off, lower intensity, good colour rendition and dimming capability.

o A warm white light source (2700Kelvin or lower) will be adopted to reduce blue light component.

o Light sources will feature peak wavelengths higher than 550nm to avoid the component of light most disturbing to bats (Stone, 2012).

o Internal luminaries can be recessed where installed in proximity to windows to reduce glare and light spill.

o Only luminaires with a negligible or zero Upward Light Ratio, and with good optical control, will be considered.

o Luminaries should always be mounted horizontally, with no light output above 90° and/or no upward tilt.

o Where appropriate, external security lighting will be set on motion sensors and set to as short a possible a timer as the risk assessment will allow. For most general residential purposes, a 1- or 2-minute timer is likely to be appropriate.

o Use of a Central Management System (CMS) with additional web-enabled devices to light on demand.

2.7 The lighting throughout the construction phase of the works will be kept to a minimum.

2.8 In relation to planning condition 8, the following Precautionary Working Methods (PWMs) will be followed:

o A Level Two Licenced Ecologist will attend site on the day that works are to commence on site to oversee the works.

o An internal and external inspection of the barn will be undertaken by the Licenced Ecologist prior to any works commencing onsite to assess the status of the site and any evidence of roosting bats. This will be completed using elevated platforms/ scaffolding for external inspection and ladders for internal inspections. This will include the usage of torches and endoscope to confidently assess already known and potential roosting features. If any bats are identified prior to the works commencing, they are to be safely translocated to the new bat barn using bat safe gloves and bat bags, species identification will also be completed. No works are to begin until the inspection has been completed and any bats identified within the barn have been safely translocated.

o The proposed bat barn is to be inspection prior to the works commencing to ensure suitability and identify any roosting bats or evidence of roosting bats.

o All contractors working on the site will be briefed with a Toolbox Talk by the licenced ecologist, on the legal protection afforded to bats and their roosts, and on how to proceed if a bat is discovered during the work. They will be made aware of roost locations that were identified during the surveys and the importance of careful working practices overseen by a licenced ecologist. The talk will include how the works should proceed such as confirmation of suitable and non-suitable tools to remove the roof tiles and complete the proposed stonework that is required.

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24/10117/AIR o If a contractor finds a bat they will not approach or attempt to handle the bat, unless the bat is in immediate danger. This is to be carried out by the licenced ecologist. Any bat identified during the roof stripping works is to be carefully translocated into the bat barn only by the Licenced Ecologist.

o Due to the number of bats identified within the barn, a Licenced Ecologist is to remain onsite until all roof stripping works have been completed and the areas of the stone wall to be fixed are made unsuitable for bats and/or works are completed.

o The contractors could be allowed to proceed with further works once the roof has been made unsuitable for bats, this is to be determined by the Licenced Ecologist based on experience and site conditions.

o If an unexpected bat is found in absence of the Licenced Ecologist, they will be advised to leave the bat insitu (If safe), stop all works and call for advice before proceeding.

o If a bat species is identified during the works which was not identified during the survey effort and is therefore not covered by the licence; all works will cease until further investigation is carried out and any necessary amendments are made to the licensing.

o All contractors will also be advised on lighting used throughout the course of works to ensure all works are in line with the Lighting Mitigation Plan, no further lighting will be introduced into the site.

3.0 Consultation 3.1 The Department's Ecosystem Policy Team were consulted for advice on the satisfaction of condition. The comments received 19.12.2024 requested some additional information which the applicants have now provided - after a review of the submitted documents, it is concluded that the information satisfies the relevant clauses.

4.0 Recommendation 4.1 In this instance of the submitted documentation and correspondence from the applicants, and after consultation with the case officer who has confirmed they are happy with the level of detail submitted, it is deemed sufficient to achieve the desired outcome and would be considered satisfactory for the planning conditions 6 and 8 of application 23/00488/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: 16.01.2025

Determining officer Signed : C BALMER

Chris Balmer

Principal Planner