8 July 2022 · Delegated - Director of Planning and Building Control (Jennifer Chance)
Isle Of Man Breweries, George Hotel, The Parade, Castletown, Isle Of Man, IM9 1lg
The George Hotel, a three-storey registered building (RB 38) in Castletown Conservation Area, sought permission to create four new guest bedrooms: two on the second floor rear outrigger and two in the third-floor roof space.
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The officer judged the proposals meet the tests of Section 16 and 18 of the Town and Country Planning Act 1999 as the character of the Registered Building (RB 38) and Conservation Area are preserved.
General Policy 2
Requires development to respect site and surroundings in siting, layout, scale, form, design; not adversely affect townscape or amenity. Officer assessed proposal preserves building character through amendments and materials, finding no adverse impacts.
Strategic Policy 4
Proposals must protect or enhance fabric and setting of Registered Buildings and Conservation Areas. Alterations tested against special interest; found acceptable post-amendments preserving character.
Strategic Policy 8
Tourist development permitted using existing built fabric without adverse environmental or highway impacts. Additional rooms in existing hotel comply, supporting tourism.
Environment Policy 32
No detrimental alterations to Registered Building character. Roof lights, vents, rendering and rainwater goods assessed; reversible/breathable solutions preserve interest.
Environment Policy 35
Development in Conservation Areas must preserve/enhance character. Proposals do not harm appearance through sympathetic design and materials.
RB/5 Alterations and Extensions
Special regard to preserving Registered Building features; presumption against alterations unless justified. Applicant justified works; impact on special interest minimal post-amendments.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Roof lights specification
The new and replacement roof lights are to be fitted with a velux EDN recessed flashing kit. Reason: To ensure that the architectural special interest of this Registered Building is preserved.
no significant negative impact upon highway safety, network functionality and/or parking
no objection to the proposed internal changes
DEFA Registered Buildings Officer recommends approval subject to specific conditions on roof lights, chimney vents, and render materials to preserve the registered building's character. DOI Highways has no objection. Isle of Man Natural History and Antiquarian Society has no objection to internal changes but objects to replacing existing chimney pots.
Key concern: loss of existing chimney pots and replacement by buff vent pots contrary to Strategic Plan for registered building and conservation area
DEFA RB Officer
Conditional No ObjectionRecommend Approve subject to conditions; the addition of this roof light is unacceptable, and therefore request that this particular roof light is omitted from the proposals; both the stack and gable should be re-rendered in a breathable material that will allow any moisture trapped within the wall to escape
Conditions requested: The new roof light(s) shall be of a design which, when installed, shall not project forward of the general roof surface. Prior to installation, details of the proposed roof light flashing kit shall be submitted to and approved in writing by the Department. The roof lights shall be installed in accordance with the approved details and thereafter maintained.; No works to the existing chimney pots are to be undertaken unless details of the vent capping are submitted to and approved in writing by the Department. Thereafter the vent capping is to be installed in accordance with the approved details.; No works to re-render the chimney stack or gable wall are to be undertaken unless details of the render system/material are submitted to and approved in writing by the Department. Thereafter the re-rendering is to be installed in accordance with the approved details.
Isle of Man Natural History and Antiquarian Society
Objectionhas no objection to these [internal changes]; would however object to the loss of the existing chimney pots and their replacement by buff vent pots
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; no significant negative impact upon highway safety, network functionality and /or parking
