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From: Kohler, Charles To: DEFA, Planning Subject: FW: PA 25/90930/B - Replacement of existing outbuilding, The Old Vicarage, Vicarage Road, Braddan Date: 01 December 2025 10:44:23 Attachments: image001.png
FYI
From: Costain, Sophie (DEFA) <[email protected]> Sent: 01 December 2025 10:14 To: Nick Jones ;
Kohler, Charles <[email protected]> Subject: RE: PA 25/90930/B - Replacement of existing outbuilding, The Old Vicarage, Vicarage Road, Braddan
Good morning Nick Thank you for your email. Really glad to hear you’ve engaged with the Manx Bat Group and that you intend to put bat boxes up anyway. The best location would probably be under the eaves on the south-west elevation, so its not directly facing the house but will still get quite a bit of sun. However, if you intend to put a couple up, you could put the 2nd on the north-east elevation so they also have somewhere more suitable for hibernating. Also, it’s really great to see that you’ve included the potential for inclusion of a bat loft space, in the event that bats are found. Based on the photos you’ve provided, if bats are using the building, its quite unlikely that you have the species that would require an open loft space, instead it’s more likely that you have crevice dwelling species, so in this situation bat boxes/bricks for crevice dwelling species would probably be more than adequate. Best wishes
Tel +44 (0)1624 685963 | Mob +44 (0)7624 431301 | Email [email protected] or [email protected] Website: www.gov.im/defa
From: Nick Jones Sent: 28 November 2025 06:23 To: Costain, Sophie (DEFA) <[email protected]>;
Kohler, Charles <[email protected]> Subject: Re: PA 25/90930/B - Replacement of existing outbuilding, The Old Vicarage, Vicarage Road, Braddan
Hi Sophie,
Thanks for your time and help with this matter. I have contacted from`The Manx Bat Group' to arrange a bat survey prior to demolition of the existing structure. I have amended the drawings to include this notation along with an Ecological Statement. If you require any further information please let me know. I trust the above is in order.
Kind regards
Mr Nicholas Jones BSc. MSc.
OWNER MANX STRUCTURAL SOLUTIONS 15 ALL SAINTS PARK, LONAN. IM4 7LA
+44 7624 329397 [email protected] Like Us on Facebook On Tue, 18 Nov 2025 at 11:43, Costain, Sophie (DEFA) <[email protected]> wrote: Good morning RE: PA 25/90930/B - Replacement of existing outbuilding, The Old Vicarage, Vicarage Road, Braddan
Comments on behalf of the Ecosystem Policy Team Detailed comments Photos provided with the application show that the outbuilding is an open fronted building with internal spaces which could be utilised by roosting bats or nesting birds. The Old Vicarage is also surrounded by areas of broadleaved woodland which is well connected to other areas of broadleaved woodland and
buildings with bat roosts, which increases the likelihood of bats being present. We therefore recommend that the applicant obtains a preliminary assessment for roosting bats and nesting birds, written by a suitably qualified ecological consultancy, prior to the demolition of the outbuildings. Should bats be present then avoidance and mitigation measures will be required and the Ecosystem Policy Team must be informed so that statutory written advice can be provided. Avoidance and mitigation measures will also be required for the loss of any bird nesting spaces.
Additional Information Roosting bats and nesting birds are legally protected under the Wildlife Act 1990, and this includes protection from reckless action. Demolition without suitable checks would be considered reckless.
We advise that a thorough search of the building for bats and birds should be made prior to demolition, which will require all internal and external holes, crevices, lead flashing etc. to be investigated.
Bats can roost in buildings at any time of the year and therefore checks should be made whatever time of year the demolition is planned for. Bats are able to enter even the smallest holes. Pipistrelle bats can enter holes measuring only 20mm by 15mm so even small holes should be investigated.
Bats are listed on Schedule 5 of the Wildlife Act 1990; they are protected by law and it’s an offence to intentionally or recklessly: · kill, injure or take a bat; · damage or destroy, or obstruct access to, any structure or place which bats use for shelter or protection; · disturb any bat while it is occupying a structure or place which it uses for
that purpose. The maximum penalty that can be imposed is a fine up to £10,000. All birds, their nests, eggs and young are protected and it is an offence to intentionally or recklessly:
kill, injure or take any wild bird; take, damage or destroy the nest of any wild bird whilst it is in use or being built; take or destroy the egg of any wild bird;
disturb any wild bird listed on Schedule 1 while it is nest building, or at a nest containing eggs or young, or disturb the dependent young of such a bird.
The maximum penalty that can be imposed - in respect of a single bird, nest or egg – is a fine up to £10,000.
If bats or birds, or evidence of bats or birds (such as droppings), is discovered while work is being undertaken, all work must stop and advice be sought from the DEFA Ecosystem Policy Team 01624 651577.
Best wishes
Department of Environment, Food & Agriculture, Thie Slieau Whallian, Foxdale Road, St Johns, Isle of Man, IM4 3AS Website: www.gov.im/defa Tel +44 (0)1624 685963 | Mob +44 (0)7624 431301 | Email [email protected] Ecosystem Policy Team Tel +44 (0)1624 651577 | Email [email protected] DEFA - working for a clean, safe, healthy, attractive and vibrant environment which will be enjoyed by present and future generations alike.
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