26 October 2022 · Delegated - Principal Planner Jason Singleton
The Old School House, Main Road, Sulby, Isle Of Man, IM7 2hp
The proposal involved demolishing the existing rear conservatory and erecting two single-storey flat-roofed extensions to either side of the existing two-storey rear outshot at the Old School House, a registered building (RB171) of historic interest as a former 1879 schoolhouse.
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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 site and surroundings in terms of siting, layout, scale, form, design and not adversely affect townscape character. Officer assessed that flat-roof extensions and front door fail to respect form/design of registered building and harm principal elevation character visible in street scene.
Environment Policy 32
Prohibits extensions/alterations detrimentally affecting character of registered building of special interest. Proposal's flat roofs and front door changes judged to detrimentally impact style, form and historic schoolhouse features, failing to preserve special interest.
Strategic Policy 4
Requires protection/enhancement of registered buildings. Cited by consultee as failed due to lack of preservation of building and setting.
no objection
No conditions requested; 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 objection after site visit, recommending statutory method statement; Registered Buildings Officer objected strongly on heritage grounds; Highways had no objection; Lezayre Parish Commissioners objected to design impacting registered building character.
Key concern: failure to preserve registered building and its setting including harm to principal elevation from front door replacement and inappropriate flat roof extensions
DEFA Biodiversity
ObjectionThere is a known brown long-eared bat roost present in the attack space of the Old School House; The 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); report detailing findings including mitigation plan for bats submitted prior to determination; details including drawings 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 if external lighting proposed
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
Conditions requested: obtain statutory written method statement for bats from Ecosystem Policy Team prior to works; building work undertaken in line with written method statement
Assistant 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; clearly fails to respect the style and form of the existing building, and will not preserve the building or its setting
Highway Services Division
No Objectionthere is no Highways HDC interest (NHI) in: 22/00750/CON
Lezayre Parish Commissioners
ObjectionRefused Unanimous; The members feel that a flat roof should not be added to this registered Building; A flat roof extension to this building is also not in keeping with a registered building
