18 February 2022 · Head of Development Management (Stephen Butler)
Lorne House, Douglas Street, Castletown, Isle Of Man, IM9 1az
The proposal involves installing two new rooflights in the roof linking the main house to a rear annex, plus internal alterations such as reopening an original arched window on the main staircase half-landing, partial infill of a modern north wing double-height stairwell to create a new first-floor bedroom, and remodel…
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The officer considered whether the works preserve the registered building or its features of special architectural or historic interest, per s16 of the Town and Country Planning Act 1999.
RB/3 General Criteria Applied in Considering Registered Building Applications
Policy requires assessment of building's importance, physical features justifying registration, and setting. Officer applied this by evaluating intrinsic architectural/historic interest of Georgian house, specific features like planform and roofscape, and contribution to local scene in conservation area; proposals preserve these without detriment.
RB/5 Alterations and Extensions
Policy presumes against alterations affecting special character unless justified, requiring demonstration of desirability/necessity and full impact assessment, considering cumulative effects. Officer found applicant justified works (e.g. for family home conversion), with minimal impact on historic elements; rooflights invisible, infill to modern area beneficial.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Policy makes impact on conservation area's special character a material consideration, including effects on setting/views. Officer noted no impact on Castletown Conservation Area character or appearance due to rooflights' concealed position.
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 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.
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.
Compliance with bat mitigation scheme
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.
no highway interest in the application
No Flood Risk Management interest
Building Inspection Report satisfactory; recommendations secured by condition to protect bats
DEFA Biodiversity requests bat surveys prior to determination due to potential bat roosts in the pre-1914 building; DOI Highways has no highways interest in the proposal.
Key concern: potential for bats and their places of shelter and protection to be impacted by roof works
DEFA Biodiversity
Conditional No ObjectionThe Bat Conservation Trust Bat Survey Guidelines (3rd Edition) recommend that bats surveys are undertaken prior to the conversion, modification, demolition or removal of pre-1914 buildings within 400m of woodland and/or water; Bats are listed on Schedule 5 of the Wildlife Act 1990; they are protected by law
Conditions requested: prior to determination, a preliminary assessment for roosting bats be undertaken on the property by a suitable qualified ecological consultancy; if preliminary assessment identifies suitability or evidence of bats, further bat surveys required and report detailing findings and mitigation submitted for approval; survey reports submitted prior to determination
DOI Highways
No ObjectionNo Highways Interest; NHI on 16.12.2021
DoI Highways
No ObjectionHighways Development Control notes the amendments uploaded on 13 January 2022 and continues to express no highway interest in this proposal
