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25/10043/AIR PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 25/10043/AIR Applicant : Mr Richard Kelly Proposal : Information in relation to condition 9 of PA 23/00799/B providing a full bat survey and details of mitigation including a timetable for its implementation Site Address : Eskadale King Edward Road Onchan Isle Of Man IM4 6AB

Planning Assistant: Charlotte Crowe

Recommended Decision: Permitted

Date of Recommendation: 15.04.2025

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

NOTE. In the instance of the submitted details and after consultation with the case officer, 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 9 of planning application 23/00799/B, on 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 Bat Survey 05.04.2024 all recorded as being electronically received on 20.03.2025

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Officer’s Report

1.0 DESCRIPTION 1.1 The proposed application 22/00675/B for the demolition of the existing house and construction of a replacement dwelling including new vehicular access for associated parking was approved by the Planning Committee on the 26.02.2024 subject to 14 conditions some of which required submission of additional information prior to the commencement of work

1.2 This report is specific to condition 9 which the applicants are seeking to satisfy.

1.3 Specific wording of the condition is as follows:

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25/10043/AIR No development shall commence until a bat survey has been submitted to and approved in writing by the Department. The bat survey shall identify impacts on bat species together with 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.

2.0 PROPOSAL 2.1 The applicant's agent has submitted a Manx Bat Group Survey along with a duly completed application form received on 20.03.2024.

2.2 Manx Bat Group were engaged to carry out a bat survey for planning application 23/00799/B. The application is for demolition of the current 2-story building and construction of new building on the same site. Whilst the site has possibilities, the property itself has no indications of use and therefore no further surveys are recommended. It also to be noted that the owner of the property has already installed 2 bat boxes on a tree on the site.

2.3 A daylight inspection of the building from the outside the property on the early evening of Wednesday 24th March, using high powered binoculars for the exterior and a high-powered torch inside where required.

2.4 When inspecting the interior of the building, no evidence of bats discovered in any of the rooms. When inspecting the loft space, it was noted that the underside of the tiles was boarded above the roof joists with the tiles being laid directly on top of these boards leaving no void for bats to use. The loft space was also completely filled with cobwebs making it unsuitable for bats. Again, there was no physical evidence of bats (droppings) in the loft space.

2.5 The dwelling shows no evidence of being used by bats either currently or in the past. It is therefore felt that no further surveys are required and that the demolition can proceed. The owner has already installed 2 bat boxes to a large tree to the south of the property and has been advised of a better placement of one of these (they were checked and are not currently being use, so can be moved).

2.6 The findings and conclusions presented above are based strictly on the evidence available at the time of the investigation. It is not possible for this site to rule out completely the possible presence of bats at some time in the future. All bat species, and their roost sites, are protected under the Wildlife Act, 1990. In the event that bats are encountered during the course of demolition or development works, then work must stop immediately and the staff at DEFA must be contacted for advice before proceeding.

3.0 CONSULTATION 3.1 The recommending officer of the original application was consulted for advice on the satisfaction of condition. The advice received on (09.04.2025), after their review of the submitted documents, concludes that they are pleased to confirm that the information satisfies the relevant clauses.

3.2 The Department's Ecosystems Policy Team was also consulted for advice. The advice received on (04.04.2025), after their review of the submitted documents, concludes that they are pleased to confirm that the information satisfies the relevant clauses.

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25/10043/AIR 3.2.1 The following comments and information was provided: "The Ecosystem Policy Team can confirm that the Manx Bat Group's Preliminary Bat Survey Report for Eskadale is all in order and that a suitable level of assessment has been undertaken.

The Manx Bat Group found no evidence of bats and they concluded that the demolition can proceed without mitigation for bats being required.

We are glad to hear that the applicant has already installed two bat boxes in their garden. The applicant could also consider installing an integrated bat brick into the new property, but this would be seen as an enhancement for bats and not mitigation against impacts.

Though no evidence of bats was found, the applicant should make thorough checks for bats and nesting birds prior to building demolition, and should bats or birds be found or suspected, works must stop and advice be obtained from the Ecosystem Policy Team on 651577" 04.04.2025

4.0 RECOMMENDATION 4.1 In the instance of the submitted details and after consultation with the case officer, 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 9 of planning application 23/00799/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: 16.04.2025

Determining officer Signed : J SINGLETON

Jason Singleton

Principal Planner