21 June 2022 · Head of Development Management (Stephen Butler)
Lorne House, Douglas Street, Castletown, Isle Of Man, IM9 1az
The proposal involves works at Lorne House (RB269), a large Georgian house built in 1826-7 located in the Castletown Conservation Area, to return it to its original form by demolishing a later north east wing addition, altering materials on the north west wing (including replacing UPVC windows with timber ones), and te…
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The proposals were recommended for approval because they help preserve the registered building by removing later unsympathetic extensions associated with previous non-residential uses, returning it to…
RB/3 General Criteria Applied in Considering Registered Building Applications
Policy considers the building's importance, physical features justifying registration, and setting. Officer assessed that proposals preserve these by removing later additions and using traditional materials, with applicant providing justification on significance and impacts.
RB/5 Alterations and Extensions
Requires special regard to preserving the building's special interest; presumption against alterations unless justified. Proposals justified as necessary to remove unsympathetic extensions and upgrade for residential use, with no cumulative detrimental effect noted.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Assesses impact on conservation area character and setting. Officer concluded no impact on character or appearance, with rooflight alterations not visible externally.
Strategic Policy 4
Requires protection or enhancement of registered buildings and conservation areas. Works enhance by restoring original form.
General Policy 2
Requires development to respect site/surroundings in scale, design etc., and not adversely affect amenity or character. Proposals comply as they restore historic appearance without amenity impact.
Environment Policy 32
Prohibits extensions/alterations detrimentally affecting registered building character. Alterations remove detrimental features.
Environment Policy 34
Prefers traditional materials for pre-1920 buildings. UPVC windows replaced with timber.
Environment Policy 35
Permits only development preserving/enhancing conservation areas. Proposals enhance building 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.
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 Submitted Mitigation Scheme
The development hereby approved shall be carried out in strict accordance with the submitted Building Investigation Report (Phase 2) by Katie Watson Consulting dated 15.05.22 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.
fully supportive of the proposals
no highway interest in the application
fully supports the removal of the more recent additions that will enable the applicants to return Lorne House to its original 3-bay form
DEFA Biodiversity requests a bat and breeding bird survey prior to determination; Highway Services Division has no highway interest; Castletown Commissioners fully support the application; Isle of Man Natural History and Antiquarian Society supports the proposal with a note on plan clarity.
Key concern: bat roost potential requiring survey prior to determination
DEFA Biodiversity
Conditional No Objectionwe request that the survey report is provided to Planning prior to determination of this application; The presence or absence of protected species... should be established before planning permission is granted; Bat surveys should be undertaken in accordance with the Bat Conservation Trusts Bat Surveys for Professional Ecologists - Good Practice Guidelines (3rd Edition 2016)
Conditions requested: survey report provided to Planning prior to determination of this application; preliminary bat assessment submitted prior to determination; assessment to consider potential for birds and their nests, eggs and chicks
Highway Services Division
No ObjectionHighway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking; Highways Development Control notes the amendments... and continues to have no highway interest in this proposal
Castletown Commissioners
Supportmy board are fully supportive of this applications
Isle of Man Natural History and Antiquarian Society
Supportfully supports the removal of the more recent additions that will enable the applicants to return Lorne House to its original 3-bay form
