**Document:** Emails B/w Agent and Ecosystems Re: No Bat Survey **Application:** 25/90880/B — Erection of a replacement dwelling **Decision:** Refused **Decision Date:** 2025-11-30 **Parish:** Santon **Document Type:** report / bat_report **Source:** https://planningportal.im/a/93188-santon-perk-cottage-knock-replacement-dwelling/documents/1147808 --- # Emails B/w Agent and Ecosystems Re: No Bat Survey From: Martyn Hobson To: Moore, Jason Cc: Costain, Sophie (DEFA) Subject: RE: 25/90880/B Perk Cottage Knockfroy Lane Santon Date: 30 October 2025 08:07:34 Attachments: image002.png ## Caution: This email is from an external sender. Please take care before opening any attachments or following any links. Dear Jason I hope you are keeping well, unsure if you actually deal with these matters ? I’ve been communicating with Sophie Costain (copied in to this email) regarding the above application & comments made on the application. Sophie has suggested that I email you her response (below) – for inclusion on the application. Please could you arrange for this to be added – or pass over to a colleague that can ? Many thanks Martyn Hobson Director ArchTec (IOM) Ltd Architectural Design Consultants Architectural Studio 7 Olafs Close Douglas Isle Of Man IM2 7AR Telephone : 01624 622122 / 07624 498099 This e-mail and any attachments contained within are strictly confidential and may also be legally privileged. If you are not an addressee, the contents should not be retained, circulated , disclosed or used in any other way. Should this email have been received in error, please inform the sender immediately and delete it from your system. From: Costain, Sophie (DEFA) [mailto:Sophie.Costain@gov.im] Sent: 29 October 2025 16:39 To: Martyn Hobson Cc: Subject: RE: 25/90880/B Perk Cottage Knockfroy Lane Santon Hi Martyn Thank you for the update. Now that I have your email, I’ve one back through my correspondence and can see that I sent an email to Dave regarding the demolition of Perk Cottage, and precautionary methods for bats and birds that should be followed, back in June. My memory is terrible and I had forgotten. No need for a bat survey then… I assume no bats or birds were found during the demolition as we didn’t hear anything. I’m sure Planning are aware that the building has already been demolished and therefore a bat survey would be redundant, but you might just want to forward this email on to them anyway to confirm. Best wishes ## Sophie Costain (she/her) (Miss) #### Ecosystem Policy Officer Tel +44 (0)1624 685963 | Mob +44 (0)7624 431301 | Email sophie.costain@gov.im or ecopolicy@gov.im Website: www.gov.im/defa From: Martyn Hobson Sent: 29 October 2025 16:12 To: Costain, Sophie (DEFA) Cc: Subject: 25/90880/B Perk Cottage Knockfroy Lane Santon ### Caution: This email is from an external sender. Please take care before opening any attachments or following any links. Good afternoon Sophie I trust you are keeping well ! I write in connection with the above planning application, which seeks to make alterations to an approved design that is currently under construction. Having just viewed the application status on line, I note comments from your department. - o Perk Cottage is an old Manx property with a slate roof, located within 150m of an area of well connected broadleaved woodland and 250m of water bodies, which increases the likelihood of bats being present. - o The Ecosystem Policy Team therefore recommend that the applicant obtains a preliminary assessment for roosting bats by a suitably qualified ecological consultancy and a report detailing the findings, alongside appropriate avoidance and mitigation measures, be submitted to Planning. - o Preliminary assessments for bats can be undertaken at any time throughout the year. However, if emergence/re-entry surveys to confirm bat roost presence are required then there are seasonal requirements (they need to be undertaken in the summer). - o Bat surveys are required to identify the species of bat utilising the property, their abundance and whether they are breeding and this will determine the mitigation required. Bat surveys should be undertaken in accordance with the Bat Conservation Trust's Bat Surveys for Professional Ecologists - Good Practice Guidelines, 4th edition (2024). Additional Information - o Bat and their roost spaces are legally protected under the Wildlife Act 1990, and this includes protection from reckless action. Demolition without suitable checks for bats would be considered reckless. Should the applicant choose not to obtain a bat assessment, we request that they get in contact with the Ecosystem Policy Team on 01624 651577 prior to building demolition. To advise, the former cottage you refer to has been demolished & the replacement dwelling is being built. With best regards Martyn Hobson Director ArchTec (IOM) Ltd Architectural Design Consultants Architectural Studio 7 Olafs Close Douglas Isle Of Man IM2 7AR Telephone : 01624 622122 / 07624 498099 This e-mail and any attachments contained within are strictly confidential and may also be legally privileged. If you are not an addressee, the contents should not be retained, circulated, disclosed or used in any other way. Should this email have been received in error, please inform the sender immediately and delete it from your system. WARNING: This email message and any files transmitted with it are confidential and may be subject to legal privilege. You must not copy or deliver it to any other person or use the contents in any unauthorised manner without the express permission of the sender. If you are not the intended addressee of this e-mail, please delete it and notify the sender as soon as possible. No employee or agent is authorised to conclude any binding agreement on behalf of any of the Departments or Statutory Boards of the Isle of Man Government with any party by e-mail without express written confirmation by a Manager of the relevant Department or Statutory Board. RAAUE: S'preevaadjagh yn chaghteraght post-l shoh chammah's coadany erbee currit marish as ta shoh coadit ec y leigh. Cha nhegin diu coipal ny cur eh da peiagh erbee elley ny ymmydey yn chooid t'ayn er agh erbee dyn kied leayr veih'n choyrtagh. Mannagh nee shiu yn enmyssagh kiarit jeh'n phost-l shoh, doll-shiu magh eh, my sailliu, as cur-shiu fys da'n choyrtagh cha leah as oddys shiu. Cha nel kied currit da failleydagh ny jantagh erbee conaant y yannoo rish peiagh ny possan erbee lesh post-l er son Rheynn ny Boayrd Slattyssagh erbee jeh Reiltys Ellan Vannin dyn co-niartaghey scruit leayr veih Reireyder y Rheynn ny Boayrd Slattyssagh t'eh bentyn rish. --- *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/93188-santon-perk-cottage-knock-replacement-dwelling/documents/1147808*