6 March 2023 · Delegated - Principal Planner (Jason Singleton)
The Old School House, Main Road, Sulby, Isle Of Man, IM7 2hp
The proposal involves alterations to the Old School House, a registered building (RB 171), including demolition of an existing rear conservatory, construction of two single-storey pitched-roof rear extensions to replace it, removal of a rear brick chimney stack and metal flue, and internal changes to the ground floor l…
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The main concern centred on the Registered Building (RB 171) and proposed alterations, requiring special regard to preserving the building or its setting under Section 16(3) of the Town and Country Pl…
General Policy 2
Requires development to respect site and surroundings in siting, layout, scale, form, design; not adversely affect townscape character. Assessed as compliant due to pitched-roof extensions matching existing form, modest scale, and finishes distinguishing new from historic parts, preserving building's setting.
Environment Policy 32
Prohibits extensions/alterations detrimentally affecting a Registered Building's special character. Previous flat-roof proposals failed this test; current pitched-roof design respects style/form, removes inappropriate conservatory, and uses matching materials, thus preserving architectural interest.
Strategic Policy 4
Requires protection/enhancement of Registered Buildings' fabric and setting. Proposal meets this by ensuring rear extensions do not harm the building's special interest.
Environment Policy 4
Protects species/habitats including protected bats. Condition imposed for bat-sensitive works timing based on consultee advice.
Environment Policy 30
Presumption against demolition of Registered Buildings. Not directly applicable as proposal involves partial demolition (conservatory, chimney) considered non-detrimental.
Environment Policy 34
Prefers traditional materials for pre-1920 buildings. Render and slate roofs match existing, acceptable per Assistant Registered Building Officer.
Environment Policy 42 - character and need to adhere to local distinctiveness
New development to respect local character. Rear extensions subordinate, not visible in streetscene, preserving townscape.
Reserved matters approval
Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced. Reason: To comply with the Town and Country Planning (Development Procedure) Order 2019.
Bat protection timing
The removal of the conservatory roof structure shall be undertaken between 1st November and 31st March to avoid disturbing a summer roost for bats. Reason: Protection of Protect Species (Bats) during summer roost periods.
recommend an approval
no objection subject to bat mitigation measures including timing of conservatory roof removal and requirement for method statement
DEFA Ecosystem Policy Officer requires a bat method statement and re-assessment due to confirmed protected bat roost prior to demolition; Lezayre Parish Commissioners unanimously approved the application.
Key concern: protected bat roost present requiring method statement and re-assessment
Ecosystem Policy Officer (DEFA)
Conditional No ObjectionThe applicant is already aware that a protected bat roost is present within the property.; 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 demolition works taking place.; a re-assessment of the conservatory roof void, to look for additional signs of bats and potential roost entry points, must be undertaken by a suitably qualified ecologist prior to the method statement being written and before the demolition commences.
Conditions requested: obtain a written method statement for bats from a member of the Ecosystem Policy Team prior to the demolition works; re-assessment of the conservatory roof void by a suitably qualified ecologist prior to the method statement being written and before the demolition commences; demolition of the conservatory roof must be undertaken on the presumption that bats may be present and extra care must be exercised on the removal of the roof timbers, insulation, tiles and eaves; removal of the roof structure must be done between 1st November and 31st March
Lezayre Parish Commissioners
SupportApproved Unanimous
