26 October 2022 · Delegated - Principal Planner (Jason Singleton)
The Old School House, Main Road, Sulby, Isle Of Man, IM7 2hp
The application proposed demolishing the existing rear conservatory at Old School House, a registered building (RB171) on Main Road, Sulby, and replacing it with two single-storey flat-roofed parapet extensions to either side of the existing two-storey rear outlet.
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The officer applied the statutory test under Section 16(3) of the Town and Country Planning Act 1999, requiring special regard to preserving the registered building's special architectural or historic…
General Policy 2
Requires development to respect the site and surroundings in terms of siting, layout, scale, form, design and landscaping, and not adversely affect the character of the surrounding townscape. Officer assessed that proposed flat roofs and front door fail to respect the site's form and design, harming the character of the registered building and locality.
Environment Policy 32
Prohibits extensions or alterations to registered buildings that detrimentally affect their special architectural or historic character. Officer found rear flat roofs and front entrance door would detrimentally impact the building's character, failing to preserve its schoolhouse features like pitched roofs and high-level windows.
Strategic Policy 4
Requires proposals to protect or enhance the fabric and setting of registered buildings. Cited by consultee and officer as failed due to harm to building's setting and principal elevation.
no objection
no conditions requested on approval; bat roost issues can be dealt with via statutory written method statement
DEFA Biodiversity initially objected due to lack of updated bat and bird surveys but later withdrew to conditional no objection via statutory method statement; Highways had no objection; DEFA RB Officer and Lezayre Parish Commissioners objected due to harm to registered building's character and setting.
Key concern: failure to preserve registered building's special architectural and historic interest (DEFA RB Officer)
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 Registered Buildings Officer
ObjectionRecommendation: Refuse; The applications fail to preserve the building and its setting as required by section 16 of the Town and Country Planning Act 1999.
DEFA Biodiversity
ObjectionThe Ecosystem Policy Team therefore request that an ecological assessment for bats and birds is submitted to Planning for written approval prior to determination of this application.; in line with the Chartered Institute of Ecologists and Environmental Managers (CIEEM) Advice Note on the Lifespan of Ecological Reports and Surveys
Conditions requested: ecological assessment for bats and birds submitted to Planning for written approval prior to determination; update or new report by professional ecologist covering roosting bats and breeding birds; surveys in accordance with Bat Conservation Trusts Bat Surveys for Professional Ecologists - Good Practice Guidelines (3rd Edition 2016); details for dedicated loft space area suitable for brown long-eared bat maternity roost; use of Type 1F bitumen roofing membrane; adherence to BCT and ILP Guidance Note 8 Bats and Artificial Lighting (12th September 2018); survey reports submitted prior to determination per BS 42020:2013 Section 9.2.4
DEFA Biodiversity
Conditional No Objectionwe believe that any potential issues relating to this building work can be dealt with via this statutory written method statement and therefore we will not be requesting any conditions on approval.; it is Statutory requirement for the applicant to obtain a written method statement for bats from a member of the Ecosystem Policy Team, prior to the works being undertaken.
Lezayre Parish Commissioners
ObjectionRefused Unanimous; The members feel that a flat roof should not be added to this registered Building.
