11 September 2023 · Principal Planner (Jason Singleton)
Castle Mona Hotel, Castle Drive, Douglas, Isle Of Man, IM2 4ly
The proposal involves roof repairs to the historic Castle Mona Hotel, a registered building (RB 82) built in 1804, located in the Promenades Conservation Area along Douglas seafront. It seeks to replace failing lead parapet gutters on the south west and north east wings with a modern reinforced liquid membrane system a…
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The officer had special regard to the statutory duty under S16 of the Town and Country Planning Act 1999 to preserve the registered building (RB 82) and its features of special architectural or histor…
RB/3 General Criteria Applied in Considering Registered Building Applications
Requires consideration of the building's importance, physical features justifying registration, and setting. Officer assessed Castle Mona's architectural prominence, historic features like Arran freestone and castellated parapet, and prominent seafront location, finding proposals preserve these due to limited visibility.
RB/5 Alterations and Extensions
Presumption against alterations affecting special character unless justified as necessary/desirable with full impact info. Proposals justified as urgent repairs to neglected roofs; minor harms from non-traditional materials and overflow pipes outweighed by preservation benefits, controlled by conditions.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Impact on conservation area character a material consideration. Works mostly invisible from public views (valley gutters hidden, limited roof visibility parallel to promenade), resulting in no impact on Promenades Conservation Area character.
Conservation Area Policy 4 (PPS 1/01)
Cited in compliance statement; officer confirmed no adverse effect on conservation area appearance due to parapet screening.
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.
Details of works to registered building (overflow pipes)
No works shall take place until details of the following items have been submitted to and approved in writing by, the Department: a) Details including size, design and materials of the proposed overflow pipes. b) Method statement including any masonry repairs and consolidation for the creation of the proposed openings for the overflow pipes. The works shall not be carried out unless in accordance with the approved details. Reason: To ensure the satisfactory preservation of this registered building.
Details of internal downpipes
Details of proposed internal downpipes including a method statement for their installation shall be submitted to and approved in writing by the Department prior to their installation. The development shall be implemented in accordance with the approved details and thereafter maintained. Reason: To ensure the satisfactory preservation of this registered building.
Sample materials
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the roofs including rainwater goods and roof lights, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: To ensure the satisfactory preservation of this registered building.
Registered building making good
Any damage to the registered building during the course of the works hereby approved shall be made good upon completion of said works. All making good works shall be submitted to and approved in writing by the Department and thereafter implemented within time period to be agreed with the Department. Reason: to ensure the satisfactory preservation of this registered building.
raised no objection to the application (11.08.23)
indicated they have no objection to the application (04.08.23)
Both Douglas Borough Council and DOI Highways have no objections to application 23/00860/CON for registered building consent involving roof gutter and tile replacements at Castle Mona Hotel.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.; 23/00860/CON - Registered building consent for replacement of lead parapet gutters on south west and north east wings with reinforced liquid membrane system, and replacement of existing concrete roof tiles with new concrete roof tiles (RB 82) Castle Mona Hotel Castle Drive Douglas Isle Of Man IM2 4LY
DOI Highways
No Objection23/00860/CON - No objections.
