A planning application for the conversion of a former church hall into a dwelling at 80 Glenanne Road, Armagh, has been approved, however strict conditions were attached as ABC planning officers wanted to ensure that resident bats were not adversely impacted.
The planning application was lodged by P. J. Design, Lisburn, on behalf of Stephen McDowell, formerly from Castlecaulfield, who now lives in the former Church of Ireland church hall (also described as an old schoolhouse in a separate report).
A mitigation strategy regarding the presence of bats was prepared in February 2024.
The report states that the presence of bats in the building was immediately obvious: “A previous survey recorded 10 Pipistrellus pygmaeus (a type of bat) emerging from the structure.
“One emerged from a gap in a boarded-up window and nine emerged from under the eaves, all on the south/south-east side of the structure.
“Prior to any works commencing, two bat boxes will be erected at approximately roof level on the mature trees 30 metres to the east of the building, facing north.”
The design of the bat boxes is very specific, as the report explains: “The bat box is a double-chamber box. Improved draught-proofing makes these boxes the ideal roost for indigenous bats.
“It follows design specifications from the Bat Conservation Trust and uses untreated ply in the manufacture of the box.
“The box has a grooved back for easy access, and an accurately-sized entrance/exit slot to the floor of the box.
“It is manufactured with surface sunk nails to resist rusting, untreated due to the sensitivity of bats to even non-toxic wood preservatives.”
An extension will be built to enhance the living surface within the former church hall. Credit: ABC planning portalThe report continues: “No external lighting is proposed for the exterior of the site.
“Within 48 hours the works commencing, a bat survey will be undertaken using a suitable night vision camera and bat echo detector and recorder.
“If any bats are seen emerging from the structure, contact is to be made with the NI Environment Agency (NIEA) and a relevant EPS licence will be obtained by the professional ecologist for the exclusion or disturbing of the bats.
“As part of the work, the roof will be removed and replaced. The slates will be soft-stripped from the roof panels. The roof panels will be removed to allow for inspection by the professional ecologist.
“The breathable membrane (if this is used) will be covered with roofing felt, as bats can become entangled in breathable membranes.
“The ecologists included in the Statement of Authority will oversee all works and the implementation of mitigation measures.
“Any planting of hedgerows or trees should follow the NIEA’s native species planting guidance.”
An addition to the building has also been approved. It will significantly increase the available living space.
