A developer yesterday secured planning permission for a €15 million luxury hotel but only on condition he builds a house to accommodate a colony of rare protected bat species on the site.
The condition was imposed by Clare County Council in granting permission to Austin Delaney to transform an 18th century country home, Ballykilty Manor near Quin into an exclusive hotel.
The council's move followed concerns expressed by An Taisce and the Department of the Environment over the welfare of the tiny lesser horseshoe bat, which is a protected species under the EU habitats directive.
In imposing the conditions, the council has thrown into jeopardy lucrative tax breaks Mr Delaney may have availed of through constructing the luxury 27-bedroom hotel. To avail of the tax breaks, Mr Delaney must have the development complete by July next year. However, the council ruled that no work can start on development of those parts of the building where bat roosts have been located during the breeding season.
Consequently, Mr Delaney will not be able to start work on those areas until the autumn, when the breeding season ends and the bats vacate their maternity roosts.
Mr Delaney has also undertaken to build a house for the lesser horseshoe bats on the estate. This will resemble an old- style cottage with a ground floor and a large loft space.
The house will be able to accommodate up to 100 bats, with the roosting section of the loft lined with felt to allow bats hang freely and increase the temperature of the roost. The building will be built parallel to the bats' commuting routes.
The council said yesterday the bat house should be constructed during or before phase one of the works and as soon as it is feasible for the bats to relocate to it.
Heritage officer with the council Congella Maguire said yesterday the developer has done his best and had gone as far as he could to ensure the conservation status of the bat.
"The council's decision is a good example of allowing development, while also safeguarding the conservation status of the bats. It is a win-win situation."
Mr Delaney will not be able to commence phase two of the project until the bats have relocated to their new home in the cottage.
The initiative to protect the bats followed a survey of the estate, which found that there are seven bat species, including a large colony of the lesser horseshoe bat, which includes 80 to 90 breeding females. This species can be found across northern Europe and Africa.
They are listed as a vulnerable species as they have become extinct in much of their former range. They are 3.5cm to 9cm in length and have a wingspan of between 22cm and 25cm.
Mr Delaney's plans for the refurbishment of Ballykilty House, include a restaurant, a bar, function room, 27 bedrooms, 200 parking spaces and a helipad for an exclusive clientele.
