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Application No.: 22/00677/CON Applicant: Mr & Mrs David & Diane Dean Proposal: Replacement roof tiles, flat roofs, hanging wall tiles, rainwater goods, lead flashings, lead valleys and repointing of chimney brickwork - RB 159 ( in association with application 22/00676/GB) Site Address: Ivydene Little Switzerland Douglas Isle Of Man IM2 6AG Technical Officer: Mr Thomas Sinden Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 26.07.2022
C : Conditions for approval N : Notes attached to conditions C 1. 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.
N 1. As per the recommendations within the bat survey, the applicant is advised that in the event that bats are encountered during the course of construction then work should stop immediately and the DEFA Ecosystems Policy Team must be contacted for advice before proceeding.
Reason: To ensure the works do not cause harm to the protected species. This application has been recommended for approval for the following reason.
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. The proposals also meet tests within the relevant strategic plan policies and Planning Policy Statement 1/01. It is therefore judged that the application is acceptable.
Plans/Drawings/Information; This decision relates to the schedule of works dated May 2022 and the other supporting information received on 27th May 2022.
Additional Persons
It is recommended that the Department of Infrastructure Highways Division should not be awarded Interested Party Status as their comments do not meet the tests within paragraph 2 of the Policy.
The DEFA Ecosystems Policy Officer should not be awarded Interested Party Status as per paragraph 3.2.4 of the policy. _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is Ivydene, a large detached dwelling within the Douglas (Little Switzerland) Conservation Area. The property dates from 1893-1894, and was designed by notable architect Mackay Hugh Baillie Scott in an arts and crafts style using Peel Sandstone, intricately carved timber detailing, stained glass, hanging wall tiles and rosemary roof tiles. The building is included on the Protected Buildings Register (RB 159).
2.0 THE PROPOSAL - 2.1 The application for registered building consent proposes to replace the roof tiles, flat roof finishes, roof lights, hanging wall tiles, rainwater goods, lead flashings, lead valleys and to repoint the chimney brickwork.
3.0 PLANNING POLICY. - 3.1 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions
3.2 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions
3.3 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 General Policy 2: (b) (c) (g) Strategic Policy 4 Environment Policy 32
3.4 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man
4.0 PLANNING HISTORY - 4.1 There are various other applications on the property both prior to and since registration in
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Department's website. This report contains summaries only. - 5.1 The Department of Infrastructure Highways Division have stated that there is no highways interest in the application (16.6.2022). - 5.2 Douglas Borough Council have stated that they have no objections to the application (17.06.2022). - 5.3 The DEFA Ecosystems Policy Officer has requested that a preliminary assessment for bats be undertaken by a suitably qualified consultant prior to the determination of the application (20.06.2022). A suitable bat survey has since been submitted (26.7.2022) which concludes that the property is not occupied by bats and the proposed re-roofing will not have a material impact on the bat ecology of the location. DEFA Ecosystems Policy Team have confirmed that they agree with the report's conclusions, but that the team should be contacted if bats are encountered during the works.
6.0 ASSESSMENT - 6.1 The pertinent issue to be assessed by this application are the impact of the proposed alterations on the special interest of the registered building and the impact on the character and appearance of the conservation area. - 6.2 Whilst the property retains many elements of historic fabric, it is pertinent to note that an extension finished in imitation sandstone has been added on the northern corner, and a flat roof sun room has been added to the eastern side overlooking the garden and Douglas bay. - 6.3 Samples of the proposed replacement roof tiles and hanging wall tiles have been submitted in support of the application. Having inspected the existing tiles on site, it is considered that the proposed replacements are of sufficient quality and are a sufficiently close match to the current tiles so as to preserve the character of the building and the conservation area. - 6.4 The application includes the proposal to replace defective cast iron and existing UPVC rainwater goods with cast iron effect aluminium rainwater goods. Some of the existing hoppers have dated hopper heads, which are proposed to be cleaned/repaired and placed on to the new hoppers. Given that the form and finish of the rainwater goods are being replicated, it is judged that the building's special character is being preserved. - 6.5 The brick pointing and stepped lead work on the existing chimney stacks are proposed to be repaired as part of the roofing works. As the pointing is proposed to be with lime mortar and this element of the lead work is proposed to be replaced in a like for like manner within lead association guidelines, it is judged that these elements of the proposals preserve the special character of the building and conservation area. - 6.6 The existing roof lights are proposed to be replaced with velux conservation style roof lights with a recessed flashing kit. The style and nature of the proposed replacement units is judged to be appropriate, and to preserve the special character of the building and conservation area. - 6.7 Areas of flat roof on existing dormers and the main roof, as well as the wider valleys, are proposed to be replaced by a grey coloured fibreglass covering. Many of these areas are thought to be the cause of water ingress in the upper floors of the property. Fibreglass is proposed as an
7.0 CONCLUSION - 7.1 It is judged that 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. The proposals also meet tests within the relevant strategic plan policies and Planning Policy Statement 1/01. It is therefore recommended that the application be approved.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 26.07.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
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