Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 25/10031/AIR Applicant: Mr Glen Kinrade Proposal: Information in relation to condition 2 of PA 24/91404/B detailing nesting bird surveys and mitigation methods Site Address: The Old Bakery 6 Christian Street Ramsey Isle Of Man IM8 1DG Planning Assistant: Charlotte Gatt Recommended Decision: Permitted Date of Recommendation: 27.03.2025

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

NOTE1. 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 2 of planning application 24/91404/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 documents submitted to the Department titled: APPLICATION FORM and 24 941404 B DISCHARGE OF CONDITION, recorded as being electronically received on 12.02.2024

__________________________________________________________________________ Officer’s Report

1.0 DESCRIPTION - 1.1 The proposed application 24/91404/B the installation of external smooth render was approved on 20.01.2025 subject to 2 conditions some of which required submission of additional information prior to the commencement of work - 1.2 This report is specific to condition 2 which the applicants are seeking to satisfy. - 1.3 Specific wording of the condition is as follows: Prior to the commencement of any works hereby approved a preliminary assessment for nesting birds, alongside any additional surveys recommended by these assessments including any mitigation methods, shall be undertaken by a suitably qualified ecological consultancy and any report/s detailing the findings, including any mitigation/s shall be

submitted to the Department in writing for approval. The approved details shall be fully adhered to.

REASON: In the interest of Protected Species.

2.0 PROPOSAL - 2.1 The applicant's agent has submitted a document providing details for mitigation plan along with a duly completed application form received on 12.02.2025 - 2.2 Included within the document that has been provided is (in part):

• o Methods
• o Survey Limitations
• o Information from biological data
• o Results of the survey 10-11th February 2025
• o Mitigation Plan

2.3 Methods - The external walls and roof lines of the building were inspected on

• 10/02/2025 climbing right up to the top of the scaffolding it was possible to look closely at the stonework on two elevations. Special attention was given to the fascias and after the roof tiles had been removed it was possible to inspect behind (under the roof felt) on
• 11/02/2025.

2.4 Survey Limitations -

• o This was the incorrect time of year for surveying for swifts which only arrive for the nesting season in the summer (May to July). It is also too early for sparrows and starlings to be nesting (March to August).
• o Disturbance by the works and scaffolding on the site means that it was unlikely that any birds would be using the building at the time of the survey.
• o The stonework underneath the facia of the east elevation was difficult to assess because of partial obstruction by the scaffolding.
• o The western elevation could only be viewed from the side (apart from just below the roofline).

2.5 Information from biological data Studies of swift populations on the Island suggest that they are in decline. Which is, in at least part, due to property renovations reducing available nest sites. The peak population may have been in the 1980s and they have been in decline since then (Sharpe 2007, 200). In 2000, a co-ordinated count found between 36 and 38 birds in Ramsey with at least 2 breeding pairs. There are seven known sites and a further 5 historic locations. Several of these sites are no longer suitable. Known nesting sites nearest to Christian Street are in Mona Street, Tower Road and Ramsey warehouse courtyard.

Recent surveys by the 'Taking Action for Swifts' group have recorded numbers of swifts and breeding pairs in towns. In 2023 only 10 were counted in Ramsey (Mona Street) and this was the biggest colony on the Island that year. In Ramsey, refurbishment of buildings in recent years has massively reduced potential breeding sites.

2.6 Results of the survey 10-11th February 2025 -

• o No birds were seen using the walls of the building during the survey. No evidence of bats was seen.
• o Gaps and crevices suitable for nesting birds were observed on the northern and eastern elevations (Photos 3-7). None were observable on the western elevation stonework because
• of difficulty of access. But under the eaves of the western roof gaps were visible and behind

• the plastic boarding evidence of nesting material was noted (Photo 1 and 2). The southern elevation has already been rendered previously.
• o Sparrows were observed living in the building opposite, across the access road to the south.
• o Suitable nest sites were noted in the stonework although there was no sign of nests in the stonework which is not surprising given the time of year and the presence of disturbance.
• o Bird droppings were observed on some of the stones (e.g. photo 3)

2.7 Mitigation Plan -

• o It is recommended that for mitigation of the loss of potential swift nesting sites, four nest boxes to accommodate swifts are secured to the east facing wall of the property. These should be immediately below the eves/facia, between the windows, in a single row.
• o It is further recommended that gaps are left underneath and behind the plastic baton on the western elevation. These spaces have already been used for nesting birds and would be ideal for house sparrows and possibly starlings (both Amber listed species).
• o 'Taking Action for Swifts' is a joint initiative of the charity Manx Ornithological Society and Manx BirdLife. They are happy to provide four woodstone boxes that have been especially made for swifts (at no cost; boxes are £45 each) (see image). The boxes are attached using s.s. bolts which are supplied. They will also give advice on the placing and attachment of the boxes. They carry out surveys of swifts each year and will report on use of nest boxes.

2.8 Appendix 1 details policy and law. It is highlighted that Swifts are listed on Schedule 1 of the Isle of Man Wildlife Act 1990, Amber listed on the Isle of Man Birds of Conservation Concern 2021, Red listed as a species of highest conservation concern on the UK Birds of Conservation Concern 2021 and are the subject of a Manx Biodiversity Action Plan. They are therefore a species of national and local importance, protected under Environment Policy 4 of the Isle of Man Strategic Plan Environment Policy 4: Development will not be permitted which would adversely affect:

• o species and habitats of national importance
• o protected species of national importance or their habitats

House sparrow and starling are Amber listed on the Isle of Man Birds of Conservation Concern 2021. Both are Red listed as a species of highest conservation concern on the UK Birds of Conservation Concern 2021.

2.9 Appendix 2 provides photographs of all of the findings from the survey. This can be views online through the Government website/ planning portal.

3.0 CONSULTATION - 3.1 The Department's Ecosystems Policy Team were consulted for advice on the satisfaction of condition. The advice received on 20.02.2025, after their review of the submitted documents, concludes that they are pleased that the information satisfies the relevant clauses of planning condition 2. "The Ecosystem Policy Team can confirm that the Curragh Environmental Consultancy's Ecological Assessment for 6 Christian Street, dated February 2025, is all in order and that a suitable level of assessment has been undertaken.

A variety of nesting bird evidence was found, including old nesting material and droppings and therefore it has been determined that nesting birds do use the building, though, due to the time of year, it could not be determined whether this was attributable to nesting swifts.

Accordingly, mitigation for the loss of potential swift nest sites should be provided, and 4 nest boxes under the eaves on the east elevation are proposed. We recommend that these are installed as soon as possible and before mid-May so that they are available for nesting swifts to use in 2025 and so that birds do not lose a breeding season. We also recommend that the installation of the boxes are advised on in-person by a member of the Action for Swifts group."

• 3.1.1 It was also further added: "we would also like to add that we recommend that the applicant takes steps in the next couple of weeks to prevent birds from nesting around the building so that they do not delay rendering works over the 2025 nesting season. Nesting spaces should be temporarily blocked, ideally within February or early March, making sure that checks are made within any nesting holes prior to this blocking taking place. These holes can then be permanently blocked during the works, with the new swift boxes proving replacement nesting space, or the temporary blockages can removed following works, allowing birds to re-enter. Should nesting birds be found at any point throughout the works then the works must stop and the rendering can only take place once breeding has finished and the young have fledged" 21.02.2025

3.2 The recommending officer of the original application was consulted for advice on the satisfaction of condition. The advice received on (21.02.2025), after their review of the submitted documents, concludes that they are pleased to confirm that the information satisfies the relevant clauses.

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 2 of planning application 24/91404/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: 28.03.2025 Determining officer

Signed : C BALMER Chris Balmer Principal Planner