18 February 2022 · Delegated - Head of Development Management (Stephen Butler)
Lorne House, Douglas Street, Castletown, Isle Of Man, IM9 1az
The proposal involves alterations to Lorne House, a large Georgian house built in 1826-7 located at Douglas Street, Castletown, including the installation of two new rooflights in the roof linking the main house to a rear annex; associated works are covered by a separate registered building consent (PA 21/01458/CON).
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The proposals were assessed against the requirement to have special regard to preserving the registered building or its setting and features of special architectural or historic interest, per Town and…
RB/3 General Criteria Applied in Considering Registered Building Applications
Requires consideration of the building's importance, physical features justifying registration, and setting. Officer assessed the rooflights' impact on these, finding no harm due to invisible location and conditioned details to preserve character.
RB/5 Alterations and Extensions
Presumption against alterations affecting special character unless justified; applicants must show necessity and impact. Officer found proposals justified for upgrading to family home, with minimal impact from rooflights' position, preserving building and setting.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Impact on conservation area character a material consideration, including setting and views. Officer confirmed no impact on character or appearance as rooflights not visible from conservation area.
Strategic Policy 4
Proposals must protect or enhance fabric and setting of registered buildings and conservation areas. Officer found proposals preserve the building and have no adverse impact.
General Policy 2
Development must respect site/surroundings in siting, scale, design and not adversely affect amenity or locality character. Officer noted no amenity impact and compliance with zoning.
Environment Policy 32
Extensions/alterations detrimentally affecting registered building character not permitted. Alterations deemed to preserve character.
Environment Policy 34
Traditional materials preferred for pre-1920 buildings. Conditioned rooflights to match preservation requirements.
Environment Policy 35
Within conservation areas, only development preserving/enhancing character permitted. No impact found on area character.
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 light details
Details of the proposed roof lights, i.e. type and size, shall be submitted to and approved in writing by the Department prior to their installation. The new roof lights shall be of a design which, when installed, shall not project forward of the general roof surface (and shall have a surround of a dark, matt finish). The roof lights shall be installed in accordance with the approved details and maintained as such thereafter. Reason: to ensure the satisfactory preservation of this registered building
Bat mitigation compliance
The development hereby approved shall be carried out in strict accordance with the submitted Building Investigation Report by Katie Watson Consulting dated 29.01.22 to provide appropriate mitigation for bats. The identified measures within the report shall be adhered to and implemented in full and maintained thereafter. Reason: To safeguard a statutorily protected species
Registered building making good
Any damage to the registered building during the course of the works hereby approved shall be made good upon completion of said works. All making good works shall be submitted to and approved in writing by the Department and thereafter implemented within time period to be agreed with the Department. Reason: to ensure the satisfactory preservation of this registered building
no highway interest in the application
No Flood Risk Management interest
Building Inspection Report is all in order and a suitable level of assessment has been undertaken. Recommendations detailed in section 5.1.1 of the Building Inspection Report secured as a condition on approval
DEFA Biodiversity requests bat surveys prior to determination due to potential bat roosts in the historic building; DOI Highways and DOI Flood Risk Management have no interest or objection.
Key concern: potential impact on bat roosts requiring pre-determination surveys
DEFA Biodiversity
Conditional No ObjectionThe Ecosystem Policy Team request that prior to determination of the application, a preliminary assessment for roosting bats be undertaken on the property; We request that the survey reports are submitted prior to determination in line with best practise; Bats are listed on Schedule 5 of the Wildlife Act 1990; they are protected by law
Conditions requested: prior to determination of the application, a preliminary assessment for roosting bats be undertaken on the property, in the location of the proposed roofing works, by a suitable qualified ecological consultancy; if the preliminary assessment identifies the property as suitable or if evidence of bats is found, then further bat surveys will be required and a report detailing the findings and appropriate mitigation measures to ensure their protection during and after development, should be submitted to Planning for written approval; survey reports are submitted prior to determination
Department of Infrastructure (DOI) Flood Risk Management Division
No ObjectionNFRMI; No Flood Risk Management interest
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI
Department of Infrastructure (DOI) Highways Division
No ObjectionHighways Development Control notes the amendments uploaded on 13 January 2022 and continues to have no highway interest in this proposal
