7 August 2023 · Delegated - Principal Planner Chris Balmer
Woodlands, Alexander Drive, Douglas, Isle Of Man, IM2 3qu
The proposal involves replacing the existing rosemary roof tiles, hanging wall tiles, defective cast iron rainwater goods with cast iron effect aluminium replicas, and repairing associated leadwork on Woodlands, a large detached arts and crafts style dwelling from 1889 listed on the Protected Buildings Register (RB 190…
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The officer judged the proposals meet the tests of Section 16 of the Town and Country Planning Act 1999 because the character of the Registered Building is being preserved through like-for-like replac…
Town and Country Planning Act 1999 Section 16 Registered buildings: supplementary provisions
Requires special regard to the desirability of preserving the building or its setting or features of special architectural or historic interest. The officer assessed the like-for-like replacements of tiles, rainwater goods, and leadwork, finding they preserve the building's special interest through matching materials and form.
General Policy 2
Part of Isle of Man Strategic Plan 2016. Officer confirmed proposals meet tests within GP2 (b)(c)(g) as the registered building is protected and preserved via matching replacements.
Strategic Policy 4
Part of Isle of Man Strategic Plan 2016. Contributes to overall compliance with strategic policies protecting the registered building.
Environment Policy 32
Part of Isle of Man Strategic Plan 2016. Officer noted compliance as building character preserved.
Environment Policy 34
Part of Isle of Man Strategic Plan 2016. Supports preservation of registered building features.
RB/5 Alterations and Extensions
From Planning Policy Statement 1/01 for Conservation of Historic Environment. Applied to assess alterations, with officer finding like-for-like works acceptable for preserving special character.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
no highways interest in the application
no objections to the application
agreed with bat survey conclusions that no bats present and re-roofing will not materially impact bat ecology; contact team if bats encountered during works
DEFA Biodiversity initially requested bat surveys prior to determination due to potential bat roosts but later confirmed the submitted bat report was satisfactory with no mitigation required. Douglas Borough Council and Highway Services had no objections.
Key concern: potential bat roosts requiring surveys prior to determination
DEFA Biodiversity
Conditional No Objectiona preliminary assessment for roosting bats is undertaken on the building by a suitably qualified ecological consultant; Survey reports should be submitted prior to determination of this application, in line with best practise
Conditions requested: preliminary assessment for roosting bats by a suitably qualified ecological consultant; report detailing findings of preliminary assessment and any additional surveys, alongside appropriate avoidance and mitigation measures, submitted to Planning prior to determination; bat surveys undertaken in accordance with Bat Conservation Trust Bat Surveys for Professional Ecologists - Good Practice Guidelines (3rd Edition 2016); survey reports submitted prior to determination in line with BS 42020:2013 Section 9.2.4
DEFA Ecosystem Policy Team
No Objectionthe Manx Bat Group’s Bat Report for Woodlands House dated July 2023, is all in order and that a suitable level of assessment has been undertaken; no evidence of roosting bats were found, and therefore no avoidance and mitigation measures are required; remain vigilant to look out for bats throughout the works, and should bats or evidence of bats be found then the works must stop and advice be sought
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections
Highway Services HDC
No ObjectionHighway Services HDC has no interest (NHI) in: 23/00586/GB
