7 August 2023 · Delegated - Principal Planner (Chris Balmer)
Woodlands, Alexander Drive, Douglas, Isle Of Man, IM2 3qu
The proposal involves like-for-like replacement of roof tiles (including ridge and hip tiles), hanging wall tiles, defective cast iron rainwater goods with cast iron effect aluminium replicas (retaining existing hopper heads), and repairs to associated leadwork on Woodlands, a large detached arts and crafts style dwell…
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The officer assessed the impact of the proposed alterations on the special interest of the registered building (RB 190), focusing on whether replacements preserve its arts and crafts character.
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. Officer judged proposals preserve character through like-for-like replacements matching existing tiles, rainwater goods, and leadwork in form, material, and finish.
Strategic Policy 4
Part of Isle of Man Strategic Plan 2016; proposals meet tests as registered building is protected and preserved.
Environment Policy 32
Part of Isle of Man Strategic Plan 2016; proposals meet tests as registered building is protected and preserved.
Environment Policy 34
Part of Isle of Man Strategic Plan 2016; proposals meet tests as registered building is protected and preserved.
RB/5 Alterations and Extensions
From Planning Policy Statement 1/01; proposals meet tests as registered building is protected and preserved through matching materials.
Time limit
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.
no objections to the application
agreed with bat survey conclusions but team should be contacted if bats encountered during works
DEFA Biodiversity initially requested bat surveys due to potential bat roosts but later confirmed the submitted bat report was satisfactory with no mitigation required; Douglas Borough Council raised no objections.
Key concern: potential bat roosts requiring surveys prior to works
DEFA Biodiversity
Conditional No Objectionbat surveys should be undertaken prior to the modification or conversion of pre 1960s detached buildings and structures within 200m of woodland and/or water; The presence or absence of protected species... should be established before planning permission is granted
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
DEFA Biodiversity
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
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections
