26 July 2022 · Delegated - Principal Planner (Jason Singleton)
Ivydene, Little Switzerland, Douglas, Isle Of Man, IM2 6ag
The proposal involves comprehensive repairs to the historic Arts and Crafts style dwelling Ivydene, designed by Mackay Hugh Baillie Scott in 1893-1894, including replacing rosemary roof tiles, hanging wall tiles, cast iron effect rainwater goods, leadwork, velux conservation roof lights, and flat roof coverings with gr…
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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, with special regard t…
Town and Country Planning Act 1999 Section 16 Registered buildings: supplementary provisions
Requires special regard to desirability of preserving the building or its setting or features of special architectural or historic interest. Officer assessed replacements preserve special character through material matching, like-for-like repairs, and waterproofing benefits.
Designation of conservation areas
Requires special attention to preserving or enhancing character or appearance of conservation area. Officer judged proposals preserve Douglas Little Switzerland Conservation Area character via close-match materials and no harm to special interest.
General Policy 2
Strategic Plan policy (b)(c)(g). Officer confirmed compliance as proposals preserve building and area character.
Strategic Policy 4
Isle of Man Strategic Plan 2016. Contributes to relevant tests met for historic preservation.
Environment Policy 32
Isle of Man Strategic Plan 2016. Officer confirmed compliance in preserving historic environment.
Environment Policy 34
Isle of Man Strategic Plan 2016. Applied to registered building alterations.
Environment Policy 35
Isle of Man Strategic Plan 2016. Supports preservation assessments.
RB/5 Alterations and Extensions
Planning Policy Statement 1/01. Officer assessed alterations preserve special interest.
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.
no highways interest in the application
no objections to the application
agrees with bat survey conclusions that property not occupied by bats and re-roofing has no material impact, but contact team if bats encountered
DEFA Biodiversity initially requested bat and bird surveys prior to determination but later confirmed the submitted bat report was satisfactory with advice to check for bats during works; Highway Services and Douglas Borough Council raised no objections.
Highway Services Division
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.
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; Ecosystem Policy Team request that a preliminary assessment for bats is undertaken on this property by a suitably qualified ecological consultant, prior to determination of this application; We request that the survey reports are submitted prior to determination in line with best practise
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 written approval; avoidance and mitigation measures for nesting birds if present
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
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: care should still be taken to look for bats and signs of bats during the work, and 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
