12 October 2020 · Planning Committee
Castle Mona Hotel, Castle Drive, Douglas, Isle Of Man, IM2 4ly
The proposal involves roof repairs and upgrades to the Castle Mona Hotel (RB82), a historic 1804 building in the Promenades Conservation Area, including replacement of roof coverings with traditional materials, addition of insulation, new rainwater downpipes, replacement and new opening rooflights, lead capping to chim…
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The proposals were approved because they are necessary to prevent further decay of the prominent registered building (RB82) and preserve it for future generations, despite some loss of historic intern…
Strategic Policy 4
Requires proposals to protect or enhance the fabric and setting of Registered Buildings and Conservation Areas. The officer found the roof repairs protect the building's fabric by preventing decay and enhance it through traditional materials.
General Policy 2
Requires development to respect site and surroundings in scale, form, design, and not adversely affect character. Assessed as compliant due to limited visual impact and use of appropriate materials.
Environment Policy 32
Prohibits extensions or alterations detrimental to a Registered Building's character. Repairs deemed non-detrimental as necessary for preservation, with justification provided.
Environment Policy 34
Prefers traditional materials for pre-1920 buildings. Proposals use traditional roofing materials to replace unfitting modern cement tiles.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character. Works enhance where roofs visible and have limited impact overall.
RB/3 General Criteria Applied in Considering Registered Building Applications
Considers building's importance, features, and setting. Application assessed these, justifying works against special interest.
RB/5 Alterations and Extensions
Presumption against alterations affecting character unless justified. Works justified as necessary repairs, with full impact assessment provided.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Impact on conservation area character a material consideration. Limited visual impact and enhancements noted.
Conservation Area Policy 4 (PPS 1/01)
Supports enhancement opportunities. Roof works provide positive change through traditional materials.
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.
Materials approval
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 rainwatergoods and rooflights, 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.
raised no objection
no highway interest
advised an informative should be added regarding nesting birds
support the application(s) and recommends that a Planning Brief is produced; provided further supporting information on design, construction and evolution
All consultees either support the proposals, have no objections, or raise no highways interest, with heritage support conditional on future planning brief and biodiversity checks for nesting birds.
Key concern: potential for nesting birds requiring checks prior to works
Isle of Man Natural History and Antiquarian Society
SupportThe Isle of Man Natural History & Antiquarian Society is very pleased to note the positive action being taken by the owners to secure and safeguard the historic fabric of the Castle Mona; Isle of Man Natural History & Antiquarian Society SUPPORT these applications; It is imperative that the blunders made over the last two centuries, blocking in the Castle, and denying it appropriate context, are not repeated
Conditions requested: Planning Brief (corresponding to a Conservation Plan in the UK) evolved as a matter of pressing urgency to guide future development
Douglas Corporation
No ObjectionDouglas Borough Council has no objections
DEFA Biodiversity
Conditional No ObjectionNesting birds are legally protected and this includes protection from recklessness; Thorough checks for birds, their active nests and eggs should be undertaken prior any activities which may block access in and out of the building and prior to any demolition
Conditions requested: thorough search of the building for nesting birds prior to demolition or other activities which will block access; once no birds/nests/chicks found, block suitable access points prior to demolition; if nest discovered during work, all work must stop and advice sought from Ecosystem Policy Team
Department of Infrastructure Highways Division
No CommentNo Highways Interest
Nigel Crowe (IOMNH&AS)
Supplementary to initial IOMNH&AS Submission; NOTES ON SOURCES & ISSUES; The following notes are essentially work in progress
