Precautionary Working Method Statement for Bats

Our Ref: CW20-921-LS 002

08th November 2024

Berrag Farm, Sandygate, Isle Of Man Precautionary Working Method Statement For Bats

Collington Winter Environmental Ltd were instructed by Mr and Mrs Williams to produce a letter statement to discharge Condition 8 as part of the proposed planning application to allow for the conversion of the northern aspect of the barn to create new holiday lets. The southern aspect of the barn is currently used as a holiday let and therefore is not subject to the development. The condition states:

“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.

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 bat roost is not to be impacted by the proposed development, however, as they are known to utilise the surrounding site for commuting and foraging purposes, they are anticipated to be present in the working area of the barn. Roosting soprano pipistrelle, common pipistrelle and brown-long eared bats will be directly impacted by the proposed development.

The proposed development includes re-roofing of the working area and remediation repairs to the stone and masonry walls, exclusively in areas highlighted as a health and safety risk. The barns are then to be converted into holiday let cottages with a vaulted roof throughout. No loft space is proposed.

A standalone bat barn has been designed to be included within the site to mitigate the loss of the loft space and create a new roosting space designated for the species assemblage of bats on site. (See Bat Survey Report). A licence to allow the works to commence lawfully is to be completed once the required hibernation surveys are completed (these are on-going at the time of writing). The proposed bat barn is to be constructed prior to any works commencing on site to ensure that a safe roosting location is available for the bats and for the safe translocation of individual bats identified during the works.

Consultation with the client has also highlighted that additional bat boxes are to be introduced into the site to further enhance the suitability for roosting bats. These are to be installed as a permanent feature prior to the works commencing.

Once a licence has been granted with an appropriate programme of works for the site confirmed, the following Precautionary Working Methods (PWMs) will be followed:

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

These PWMs are to be adhered to throughout the course of the works to provide adequate safeguards for the ecological species existing on the site. The bat barn and introduced bat boxes will be completed and signed off by the Licenced Ecologist prior to works commencing on site to encourage roosting bats away from the buildings due to be renovated and into the new provisions on site. The adjacent barn known to support roosting bats is not to be impacted by the proposed development.

Yours sincerely Katie Brewer BSc (Hons) Level One Bat Licenced Ecologist Consultant Ecologist. Jonathan Hayter Level Two Bat Licenced Ecologist Senior Ecologist. For and on behalf of Collington Winter Environmental