Bat colony saves home from demolition in Catterall, Lancs

Wyre Borough Council rejected the application to demolish Eden House on Catterall Lane, Catterall, near Preston, after a bat survey found a maternity roost of brown long-eared bats in the roof space of the existing building.

The decision, signed off on March 25, marks the second time plans for the site have been refused.

A previous application was turned down in 2023, partly because the applicant at the time had failed to carry out the required bat surveys at all.

Eden House in Catterall (Image: Google)

This time round, the applicant, Mr E Fishwick, had commissioned a full survey. Ecologist Rebecca Freeman, who led the investigation, found that the main house contained an active maternity roost, with a peak count of 16 brown long-eared bats recorded in the loft space.

A smaller number of common pipistrelle bats were also found to be using the building as a day roost.

A nearby timber stable building on the same plot was found to host a further occasional day roost, with one bat recorded emerging.

Brown long-eared bats, and all other bat species found in the UK, are classed as European Protected Species, meaning it is a criminal offence to disturb, injure or kill them, or to damage or destroy a roost, even when bats are not present.

Eden House in Catterall (Image: Google)

To demolish a building containing a bat roost legally, a developer must first obtain a licence from Natural England.

Before granting such a licence, Natural England applies three legal tests: that there is an overriding public interest in the development; that no satisfactory alternative exists; and that the work will not harm the long-term conservation of the species.

Council planning officer L. Lowcock concluded that the application failed on at least two of those three counts.

On the question of public interest, the officer found that the existing house, whilst in need of repair, had not been shown to be unsafe or beyond refurbishment.

With the site not allocated for housing in Wyre's Local Plan, the council considered there was no compelling public benefit that would justify disturbing the roost.

Eden House in Catterall (Image: Google)

On the question of alternatives, the officer found the applicant had not adequately explored whether the existing building could simply be repaired and retained rather than demolished — a route which, with careful management, might allow the bat roosts to be preserved.

Planning agents Emery Planning, who submitted the application on behalf of Mr Fishwick, argued that the building was in need of significant repair, including to its roof, and that refurbishment works would themselves disturb the bats in any case.

They contended that demolition and rebuilding were actually the better outcome for the bats in the long run, as a new dedicated bat loft could be incorporated into the replacement dwelling.

That argument did not persuade planners. The council also noted the application had failed to provide any information on biodiversity net gain, a legal requirement for new dwellings under national planning legislation.

The proposal had support from Catterall Parish Council, and Lancashire County Council's highways team raised no objection.

But the council's ecological advisers, GMEU, warned that a Natural England licence would be required and could not be guaranteed, given the nature of the roost.

The replacement bungalow, designed by MCK Associates, would have been a single-storey building with a hipped roof, finished in stone, render and tile.

Its footprint at 654 square metres would have been significantly larger than the existing house and outbuilding combined, which together measure around 394 square metres.

Mr Fishwick now has the option to appeal the decision or submit a revised application addressing the council's concerns.