2 October 2020 · Delegated - Principal Planner (Chris Balmer)
Douglas Castle, Fort Anne Road, Douglas, Isle Of Man, IM1 5bn
Harold Tower is a three-story castle-style Registered Building (no. 179) located in the Proposed Douglas Head Conservation Area at Fort Anne Road, Douglas. The proposal involved adding a conical roof extension at roof level to form a new observatory room, which would cover the existing castellation feature on the promi…
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The officer determined that the conical roof extension would not protect or enhance the fabric or setting of the Registered Building (Harold Tower, no.
Strategic Policy 4
Requires proposals to protect or enhance the fabric and setting of Registered Buildings. The officer found the conical roof would obscure castellations, making it the dominant feature visible from harbour and Promenade, thus failing to protect or enhance.
General Policy 2
Requires development to respect site surroundings in scale, form, design and not adversely affect townscape character. Proposal's design adversely impacts the Registered Building's townscape contribution.
Environment Policy 32
Prohibits extensions or alterations to Registered Buildings that detrimentally affect their special architectural or historic interest. Covering castellations detrimentally affects the building's character.
Environment Policy 34
Prefers traditional materials in alterations to pre-1920 buildings. Proposal uses slate and lead but fails overall due to harmful design impact.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character. Proposal harms the Proposed Douglas Head Conservation Area by altering key features.
RB/3 General Criteria Applied in Considering Registered Building Applications
Considers building's importance, physical features (e.g. castellations), and setting. Proposal impacts these key elements without justification.
RB/5 Alterations and Extensions
Presumption against alterations affecting special character unless convincingly justified. No convincing case made; cumulative effects considered.
no objection
no highway interest
Multiple consultees responded to PA 20/00466/GB with objections from heritage bodies and bat concerns from ecology, while highways and local council raised no objections.
Key concern: harm to the special historic and architectural interest of the registered building Harold Tower
Isle of Man Natural History and Antiquarian Society
ObjectionIsle of Man Natural History and Antiquarian Society therefore object to both the above applications.; the proposed alteration/addition to this tower, even if it is 'removable', constitutes an unnecessary alteration to this Registered Building.
DEFA Conservation Officer
ObjectionI strongly object to the proposals; Recommendation: Refuse; There is no clear argument or justification for this harmful addition and based on the above legislative and policy context I recommend this application is refused.
DEFA Biodiversity
Conditional No ObjectionOnce more information has been provided, and if deemed suitable, then a Preliminary Assessment for bats and further bats surveys may be required prior to determination of this application.; Bats are listed on Schedule 5 of the Wildlife Act 1990
Conditions requested: applicant be asked to provide photos of the building, in particular the roof and battlements, to the planning directorate prior to determination; if deemed suitable, then a Preliminary Assessment for bats and further bats surveys may be required prior to determination of this application
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI
