2 January 2020 · Head of Development Management (Stephen Butler)
New Market Hall, Market Hill, Douglas, Isle Of Man, IM1 2bh
The proposal involves re-slating the roof of the New Market Hall with new natural slates matching the existing, installing leadwork to the parapets for weatherproofing, replacing two fixed rooflights with opening ones and adding four new opening rooflights (1340mm x 980mm), and replacing single-glazed timber windows at…
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The officer assessed whether the works would preserve or enhance the character of the Conservation Area and Registered Building, focusing on external changes.
Strategic Policy 4
Requires proposals to protect or enhance the fabric and setting of Registered Buildings and Conservation Areas. Officer found proposal preserves character with neutral or enhancing impacts via watertightness improvements.
Environment Policy 32
Prohibits extensions or alterations detrimentally affecting a Registered Building's special character. Alterations assessed as acceptable, replicating existing features and using matching materials.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character. Changes have neutral impact on appearance, with leadwork on small area justified by necessity.
Environment Policy 4
Protects ecology, especially Wildlife Act Schedule 1 species. Condition imposed for bird checks outside breeding season due to roof nesting potential.
RB/5 Alterations and Extensions
Requires special regard to preserving Registered Building features; presumption against alterations unless justified. Justified by need for watertightness after failed repairs.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Considers impact on Conservation Area character and setting. Proposal preserves character with minimal visual change.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Bird breeding season restriction
Works to re-roof the building may not be undertaken within the bird breeding season (March to the end of August) unless approved by the Department. No works may be commenced in respect of re-roofing until such times as the structure has been checked for nesting birds and evidence of this must be submitted to and approved by the Department prior to works commencing. Reason: to accord with Environment Policy 4 which protects ecology.
Slate sample approval
No works may commence on the re-roofing of the property until such times as a sample of the proposed slates has been approved by the Department and the development must be undertaken in accordance with these details. Reason: to protect the integrity of the Registered Building.
no objection
no highway interest
recommend works outside bird breeding season (March-end August) and pre-works checks for nesting birds, including swallows and house martins
Douglas Borough Council, DEFA Biodiversity, and DOI Highways Division all raised no objections to PA 19/01286/GB, with DEFA Biodiversity recommending bird nesting checks and timing restrictions.
Key concern: potential for nesting birds on the New Market Hall roof
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
DEFA Biodiversity
Conditional No ObjectionAs there is potential for nesting birds on the New Market Hall roof, if planning permission is granted the following recommendations should be followed; It is an offense under the Wildlife Act 1990 to damage or destroy the active nest, eggs or chicks of any wild birds
Conditions requested: Any re-roofing and the installation of new roof lights should take place outside of the breeding bird season from March to the end of August; thorough checks for nesting birds are undertaken prior to roof works even outside of the breeding season
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 05.12.19
