8 July 2022 · Delegated - Principal Planner (Jason Singleton)
Isle Of Man Breweries, George Hotel, The Parade, Castletown, Isle Of Man, IM9 1lg
The proposal involves forming four new guest bedrooms on the upper floors of The George Hotel, a 19th-century coaching inn and Registered Building No. 38 in Castletown Conservation Area, by altering partitions and using roof space.
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The officer assessed the impact on the Registered Building's special architectural and historic interest under Section 16 of the Town and Country Planning Act 1999, and the Conservation Area's charact…
Town and Country Planning Act 1999 Section 16 Registered buildings: supplementary provisions
Requires special regard to preserving the building or its setting or features of special architectural or historic interest. Officer assessed internal alterations, roof lights, vents, rendering, and rainwater goods as preserving special interest, with amendments ensuring no harm.
Designation of conservation areas
Requires special attention to preserving or enhancing Conservation Area character. Proposals judged to preserve Castletown Conservation Area character due to minimal external changes and appropriate materials.
General Policy 2
Requires development to respect site/surroundings in scale/form/design, not adversely affect townscape character or amenity. Assessed as compliant given existing hotel use and non-harmful expansions.
Strategic Policy 4
Requires protection/enhancement of Registered Buildings and Conservation Areas. Works preserve fabric and setting of RB 38.
Environment Policy 32
Prohibits extensions/alterations detrimentally affecting Registered Building character. Alterations do not detrimentally affect character.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Proposals preserve character via sympathetic external works.
RB/5 Alterations and Extensions
Presumption against alterations affecting special character unless justified; requires justification of necessity/desirability. Justified by expansion of existing use, reversibility, and enhancements like exposed trusses; no cumulative harm.
Time limit
The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent. Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
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 conditions addressing roof lights, chimney vents, and render materials; Isle of Man Natural History & Antiquarian Society has no objection to internal changes but objects to replacing existing chimney pots; DOI Highways Division has no highways interest.
Key concern: object to the loss of the existing chimney pots and their replacement by buff vent pots
DEFA RB Officer
Conditional No ObjectionApprove subject to conditions; the addition of this roof light is unacceptable, and therefore request that this particular roof light is omitted from the proposals, or expressly omitted from any approvals; details of the chimney pot capping be subject to a condition; both the stack and gable should be re-rendered in a breathable material
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 & Antiquarian Society
Objectionhas no objection to these [internal changes]; uncertain whether the buff vent pots are to be added to the existing chimney pots or are proposed to replace the latter; would however object to the loss of the existing chimney pots
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest
