Loading document...
Application No.: 25/10044/AIR Applicant: The Department Of Health And Social Care Proposal: Information in relation to condition 3 of PA 22/00635/B providing details for of the proposed bat, bird and bee impact mitigation Site Address: Radcliffe Villas Glencrutchery Road Douglas Isle Of Man IM2 6BG Planning Assistant: Mrs Charlotte Crowe Recommended Decision: Permitted Date of Recommendation: 25.06.2025 Notes for Approval 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 3 of planning application 22/00635/B, under 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 drawings and documents submitted to the Department titled: APPLICATION FORM, SC1624_PL-10-00 - SITE LOCATION PLAN, ECOLOGICAL MITIGATION PLAN FINAL 21.03.2025, RADCLIFFE VILLAS EXTERNAL LIGHTING STATEMENT, recorded as being received on 30.04.2025 and ELEC SPEC TENDER ISSUE REV 2024, EX001, MAR-1111-E010, MAR-1111-E011, SC1624_C-12-01_PROPOSED ELEVATIONS - REV 2 and SC1624_PROPOSED SITE PLAN AND EXTERNALS-10-02 - REV 1, recorded as being electronically received on 12.06.2025. __________________________________________________________________________
1.0 DESCRIPTION - 1.1 The proposed application 22/00635/B for the demolition of existing and erection of replacement 12 bedroomed respite care facility, with the installation of temporary access road was approved on the 03.01.2023 subject to 4 conditions some of which required submission of additional information prior to the commencement of work - 1.2 This report is specific to condition 3 which the applicants are seeking to satisfy. - 1.3 Specific wording of the condition is as follows:
Prior to commencement of works details of the proposed bat, bird and bee impact mitigation shall be submitted to and approved in writing by the Department and retained as such thereafter.
REASON: for the benefit of ecology.
2.0 PROPOSAL - 2.1 The applicant's agent has submitted a range of documents including site plans and elevations, an Ecological Mitigation Plan, along with a duly completed application form received on 21.03.2025. - 2.2 Ecology Vannin Consultancy Services were engaged to carry out an Ecological Mitigation Plan: A field survey and desk study were completed with an emphasis on birds, bats and bees to enable an Ecological Mitigation Plan to be undertaken for three buildings on a parcel of land known as Radcliffe Villas, Glencrutchery Road, Douglas, Isle of Man. This is in relation to plans to demolish existing buildings and redevelop the site. This report offers advice on 'no net loss' of biodiversity (and potentially 'net gain'), measures to avoid offences under the Isle of Man Wildlife Act 1990 (as amended), required mitigation and any recommendation for further survey work.
Due to buildings 1,2, 3 and 5 having moderate potential for roosting bats, it was recommended that two emergence surveys be undertaken to establish if roosting bats are using the building. These surveys should be undertaken between May and August. An internal inspection of the loft space should be undertaken to look for evidence of roosting bats prior to demolition
2.3 Key mitigation measures are:
The results of the report are stated to be valid for 18 months, after which a re-assessment may be required.
2.4 Drawing number 12-01 Revision 2 details the placement for the various types of bee brick, and bat and bird boxes. These are proposed as: "green & blue", or equal approved, bee bricks in white. "green & blue", or equal approved, built in birdblock universal nest box in white. "green & blue", or equal approved, bat boxes for crevice roosting species in white. "green & blue", or equal approved, bat boxes for cavity roosting species in white, or equal approved and Sparrow Terrace Grey built into blockwork. - 2.5 Drawing numbers E010 and E011 provide detailed plans for the lighting layout which includes a comprehensive lighting legend with details against the proposed lighting included on the plans. - 2.6 The ELEC SPEC TENDER ISSUE REV 2024 document provides the full detailed electrical specification for the site.
3.1 The recommending officer of the original application was consulted for advice on the satisfaction of condition. The advice received on (16.06.2025), 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 were also consulted for advice following receipt of additional information and amended documents. The advice received on (23.06.2025), after their review of the submitted documents, concludes that they are pleased to confirm that the information satisfies the relevant clauses.
Having now been provided with the lighting plan we can see that this bat box will be directly adjacent to a wall mounted external light, which would effectively make the bat box redundant. Rather than requesting updated drawings it may be acceptable to state that in general we are content, but the exact locations of the bat boxes should be determined once the external lighting has been erected, so the boxes can be pulled away from the lighting. A member of the Ecosystem Policy Team would be content to advise on this at the time.
We would also ask the applicant to give consideration to the use of external lights of 2,700 kelvin or less, as these are less impactful on nocturnal wildlife, though this is not required by the Planning consent." 23.06.2025
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 3 of planning application 22/00635/B, under the understanding that the development shall not be carried out unless in accordance with the approved details.
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: 26.06.2025 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
Copyright in submitted documents remains with their authors. Request removal
