**Document:** APL Bat Survey
**Application:** 23/10066/AIR — Information in relation to condition 8 for PA 22/01450/B for a bat survey to indentify impacts on bat species.
**Decision:** Permitted
**Decision Date:** 2023-06-28
**Parish:** German
**Document Type:** report / bat_report
**Source:** https://planningportal.im/a/27270-st-johns-ballaoates-farm/documents/1037149
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# APL Bat Survey
## Badiaoates Farim
### Ballaoates farm, Archallagan
Report of bat survey in response to
PA22/01308/B - Ballaoates Farm Ballavagher Road St Johns
Report commissioned by Mrs S Kneen, email dated 28/3/2023
Report compiled 3rd April 2023
### Quality Assurance
This report has been prepared following the Bat Conservation Trust's guidelines contained in Bat Surveys for Professional Ecologists: Good Practice Guidelines ( 3rd edn.), 2016.
The author holds a Manx Bat License and previously held a UK Bat Roost Visitor's License and has over 30 years experience studying bats in both the Isle of Man and the United Kingdom.
### Summary
[Table omitted in markdown export]
The farmhouse and adjoining outbuildings at Ballaoates Farm, Archallagan show no evidence of use by bats and exhibit low suitability for use by bats.
### Introduction:
The author was requested to undertake a further bat survey by Mrs Sandra Kneen in an email since the first report was written more than 18 months previously and the second report on the outbuildings appears to have been overlooked.
### Methods:
The farmhouse and the outbuildings were inspected by two members of the Manx Bat Group on the afternoon of 27th March 2023. The exterior and interior of the buildings were inspected looking at construction methods and potential for roosting bats. Flat surfaces and crevices were also inspected for the presence of bat droppings and roosting bats.
## Results:
The farmhouse has had extensive work carried out since the first inspection in December 2020 with most floors removed and plaster removed off the walls and work is ongoing. The underside of the roof can be seen from ground level and also the effect of the leaning chimney stack on the west gable. Although there are many, many crevices and holes no bats were seen.
There have been no changes to the outbuildings attached or adjacent to the farmhouse. The outbuildings have been built onto the north-eastern gable, probably in successive stages and comprise two slate built stables each with an upper floor accessed from higher ground to the rear. The front walls of these are quite damp, with vegetation growing in parts, and only a few crevices present but with no sign of bats. The rear walls ware well pointed with no gaps suitable for bats.
The barn adjacent to the farmhouse has a slate roof but with no sarking and many fine cobwebs descending from all the roof timbers. The larger barn at right angles to this has a roof of corrugated tin, inimical to bats. No droppings were seen on the upper floors.
A single brick garage has been built at right angles to the outer barn with a corrugated tin lean-to either side. No bat droppings were seen on the roof of the car occupying the garage and no features suitable for roosting bats were seen in any of these structures.
To the north-west of the farmhouse is an "L"shaped block of outhouses which were the subject of a second bat report submitted in February 2021. The single storey extension referred to in that report
has since been demolished to enable access by larger vehicles, otherwise the outhouses remain in the same condition and the same unsuitability for bats. No bats were seen, nor any evidence of bat use, in any of these outbuildings.
To the north-east of the above outhouse block are two stand-alone brick built calf houses. They have mono-pitched roofs made of corrugated asbestos. No bats were seen in these nor any evidence in the shape of droppings or potential roost features.
## Evaluation
Although the farmhouse and outbuildings sit within a wooded landscape seemingly suitable for bats the buildings are judged to be unused by bats. The farmhouse itself would be well shaded in summer which taken together with its damp location would probably make it too cold to be of benefit for maternity roosts.
### Impact Assessment
Demolition of these buildings will not impact on bats and no mitigation is required.
### Caveats
Apart from maternity roosts, bats can be found individually or in low numbers in buildings for a variety of reasons, depending on season, from hibernating, night shelter, mating or occasional roosts. Sometimes such roosts are occupied opportunistically and cannot be predicted in advance. If a bat is found in the course of the development then work should cease and advice sought from DEFA Biodiversity officers.
The Manx Bat Group reserves the right to submit any biological records collected during the preparation of this report to the appropriate biological records office.
## Appendix I: Mitigation
Since there is no evidence of bats technically mitigation is not required although the provision of bat boxes might increase use of the site by bats. If one is to be erected it should be positioned as high as possible on a south facing elevation with an unimpeded flight path. The Manx Bat Group can advise on suitable designs.
N J Pinder
Manx Bat Group
3rd April 2023
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*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/27270-st-johns-ballaoates-farm/documents/1037149*