26 July 2022 · Delegated - Principal Planner (Jason Singleton)
Ivydene, Little Switzerland, Douglas, Isle Of Man, IM2 6ag
Ivydene is a large detached dwelling dating from 1893-1894, designed by Mackay Hugh Baillie Scott in arts and crafts style, using Peel Sandstone, carved timber, stained glass, and rosemary roof tiles; it is on the Protected Buildings Register (RB 159) within the Douglas Little Switzerland Conservation Area.
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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 and Conservation Area are being preserved'.
Town and Country Planning Act 1999 Section 16 Registered buildings: supplementary provisions
Requires special regard to preserving the building, its setting, or features of special architectural or historic interest. Officer assessed replacements (tiles, rainwater goods, roof lights, flat roofs, chimney) as close matches preserving special character of arts and crafts style RB 159.
Designation of conservation areas
Requires special attention to preserving or enhancing conservation area character/appearance. Proposals judged not to harm Douglas Little Switzerland Conservation Area due to material quality and matching.
General Policy 2
Strategic Plan 2016 policy (b)(c)(g). Officer confirmed proposals meet relevant tests alongside other policies.
Strategic Policy 4
Isle of Man Strategic Plan 2016. Contributes to overall policy compliance for heritage preservation.
Environment Policy 32
Strategic Plan policy for historic environment. Supports preservation findings.
Environment Policy 34
Strategic Plan policy. Applied to registered building alterations.
Environment Policy 35
Strategic Plan policy for conservation areas. No harm to character.
RB/5 Alterations and Extensions
PPS 1/01 Policy and Guidance Notes for Conservation of Historic Environment. Alterations preserve special interest through like-for-like repairs and matching materials.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
no highways interest in the application
no objections to the application
agree with bat survey conclusions that property not occupied by bats and re-roofing will not have material impact, but contact if bats encountered
DEFA Biodiversity initially requested bat and bird surveys prior to determination due to high bat potential but later confirmed the submitted bat report as satisfactory with advice to monitor during works; Highway Services and Douglas Borough Council raised no objections.
Key concern: potential bat roosts requiring preliminary assessment and surveys prior to determination
DEFA Biodiversity
Conditional No ObjectionThe Bat Conservation Trust bat survey guidelines recommend that bat surveys are undertaken prior to the conversion or modification of pre 1960's detached buildings within 200m of woodland; Bat surveys should be undertaken in accordance with the Bat Conservation Trusts Bat Surveys for Professional Ecologists - Good Practice Guidelines (3rd Edition 2016); survey reports are submitted prior to determination in line with best practise, which is referred to in Section 9.2.4 of the British Standard Biodiversity - Code of Best Practise for Planning and Development (BS 42020:2013)
Conditions requested: preliminary assessment for bats by suitably qualified ecological consultant prior to determination; if preliminary assessment identifies suitability or evidence of bats, further bat surveys and mitigation report for Planning approval; avoidance and mitigation measures for nesting birds if present
Highway Services Division
No Objectionthere is no Highways HDC interest (NHI) in: 22/00676/GB; no significant negative impact upon highway safety, network functionality and /or parking
DEFA Biodiversity
No ObjectionThe Manx Bat Group’s Bat Report for Ivydene, Little Switzerland, dated 25th July 2022, is all in order and a suitable level of assessment has been undertaken; the surveys found no evidence of use by bats and therefore the re-roofing works can progress without mitigation
Conditions requested: if bats are found or suspected then the works must stop immediately and a member of the Ecosystem Policy Team or the Manx Bat Group be contacted
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections
