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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. 20/00583/CON Applicant : Tevir Developments Ltd Proposal Registered Building consent for alterations and installation of replacement and additional rooflights, enlargement of existing roof access door, roofing works, and installation of fall safety system (in association with PA 20/00582/GB) Registered Building Nos. 82 Site Address Castle Mona Hotel Castle Drive Douglas Isle Of Man IM2 4LY
Case Officer :
Mr Ross Brazier Photo Taken :
Site Visit :
Expected Decision Level Planning Committee
Recommendation
Recommended Decision: Permitted Date of Recommendation 28.09.2020
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. 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.
C 2. The temporary propping of the tower is to be carried out in accordance with the specification issued on 12 May 2020 by BB Consulting Engineers and date stamped received 05th June 2020.
Reason: For the avoidance of doubt and to ensure the satisfactory preservation of this registered building
C 3. All structural roof repairs to be carried out in accordance with the outline specification, issue 01 dated 21 May 2020 by BB Consulting Engineers date stamped received 5th June 2020 unless otherwise approved in writing by the Department.
Reason: For the avoidance of doubt and to ensure the satisfactory preservation of this registered building
C 4. 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.
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Reason: to ensure the satisfactory preservation of this registered building
C 5. Prior to the commencement of works taking place details of the method for protecting architectural details and features in the affected areas of the registered building have been submitted to, and approved in writing by, the Department, implemented and inspected and approved on site by an officer of the Department.
The approved protection measures shall be retained and maintained throughout the period of the work. Architectural features including but not limited to the cornicing and architrave within the tower.
Reason: To ensure the satisfactory preservation of this registered building
C 6. 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
C 7. 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
C 8. Details of proposed fall arrest system 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
N 1. Before work begins it shall be agreed in writing with the Department that the Applicant's agent will inspect the hereby approved works of alteration or demolition to ensure they are undertaken in accordance with the approved plans. Any proposed changes to the agreed supervision arrangements shall be subject to the prior written agreement of the Department.
N 2. Before work begins a site meeting shall be held between The Department and the persons responsible for undertaking the works to ensure that the Conditions attached to the registered building consent are understood and can be complied with in full. Notification of the date and time of a meeting shall be made in writing to the Department.
This application has been recommended for approval for the following reason. The proposals are considered to be in accordance with the Strategic Plan policies, Policies RB/3 RB/5, CA/2 and CA/4 of Planning Policy Statement 1/01
Plans/Drawings/Information;
This decision relates to the following:
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Drawings, Ouline Specification for roof repairs, Design and methodology for temporary propping and information all received on 5th June 2020 with the exception of drawing no 301 that has been superseded and amended and additional drawings date stamped 14th August 2020. __
Interested Person Status - Additional Persons
It is recommended that the following persons should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
The Isle of Man Natural History and Antiquarian Society
as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy __
Officer’s Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AT THE REQUEST OF THE HEAD OF DEVELOPMENT MANAGEMENT
THE SITE 1.1 The site is the Registered Building RB82, The Castle Mona Hotel, constructed in 1804 to the design of George Stewart for the Duke of Athol. The site is located along Central Promenade with the Castle Mona Shopping parade directly beneath part of the curtilage and bounded by Castle Drive to the south and the north by the Best western Palace hotel. To the rear of the property is Place Cinema with Empress Drive beyond.
1.2 The property is located within the Promenades Conservation area.
THE PROPOSAL 2.1 The application seeks approval for Registered Building consent for the replacement of roof coverings to the principle building including tower and south west wing; provision of roof insulation; provision of additional rainwater down pipes; replacement of tow fixed roof lights with opening roof lights; provision of one new opening roof light; provision of lead capping to existing chimney pots; enlargement of existing roof access door and provision of fall restraint system. Planning Approval is also sought for the works under the application 20/00582/GB.
2.2 The southwest wing does not form part of the registration, however as it is physically attached to the registered part of the building and the works form a single project, these elements form part of the application.
2.3 The works are proposed as outlined within the detailed within the outline specification of roof repairs, design and methodology for the temporary propping within the round tower and details on the proposed plans. The application also provides details of the proposed protective measures to ensure the exposed areas of the building post demolition are made wind and watertight.
2.4 The application along with 20/00582/GB form a series of applications all with the overriding aim of securing and undertaking necessary works to the registered building to prevent further decay while futures uses for the building are being explored.
PLANNING POLICY 3.1 TOWN AND COUNTRY PLANNING ACT 1999
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S16 Registered buildings: supplementary provisions (3) In considering - (a) whether to grant planning approval for development which affects a registered building or its setting, or (b) whether to grant registered building consent for any works, the relevant Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
3.2 S18 Designation of conservation areas (4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act.
3.3 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest;
Environment Policy 32: Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted.
Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.
Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.
3.4 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man
POLICY RB/3 General criteria applied in considering registered building applications The issues that are generally relevant to the consideration of all registered building applications are:- o The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context;
o The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register;
o The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings).
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POLICY RB/5 ALTERATIONS AND EXTENSIONS In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
Registered building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.
Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative effect upon the building's special interest as a result of several minor works which may individually seem of little consequence.
POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.
POLICY CA/4 PROPOSALS FOR PRESERVATION AND ENHANCEMENT It is important that designation is not seen as an end in itself, but that there be an opportunity for the designation to be considered in a wider context, such as that of an area plan. It is this overview which will basically determine the long term validity and prosperity of the conservation area. For example, proposals and policies contained within an area plan may take the opportunity to improve matters such as traffic congestion in and around a conservation area by traffic management and improvement, the provision of off-street parking and the introduction of some pedestrian or bicycle priority ways. The plan will also prescribe the use of land and buildings within the conservation area and beyond and may indicate opportunities for enhancement by restoration and re-use, or if appropriate, for replacement of elements within the conservation area which detract from the special character of the area.
PLANNING HISTORY 4.1 This application runs contemporaneously with 20/00582/GB for planning approval for the same works
4.2 The site has also been the subject of numerous planning applications none of which are considered to be materially relevant to the current application.
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Douglas Corporation raised no objection to the application (01.01.20).
5.2 Highways Services indicate there is no highway interest in the application (30.06.20).
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5.3 DEFA Ecosystems have advised a n informative should be added to any approval in relation to nesting birds (16.07.20).
5.4 Isle of Man Natural History and Antiquarian Society (IMNHAS) support the application(s) and recommends that a Planning Brief is produced to address any future additions to the registered building. Further information was also provided relating to the design, layout and significance of the building (09.08.20).
5.4.1 Further supporting information was submitted by IMNHAS relating to the design, construction and evolution of the building ().
5.5 Manx National Heritage (MNH) were consulted on the application, however no comments were received.
ASSESSMENT 6.1 Castle Mona (RB 82) is a Registered Building located on a prominent position within Douglas Bay. Castle Mona should be considered as one of the island's most prominent historic building of architectural and historic interest. Once set within large grounds extending to the shore, the building was originally constructed as the private residence of the 4th Duke of Athol. Constructed of Arran freestone imported to the island it is comprised of three storeys on top of a rusticated half basement and castellated parapet and central tower behind vertically emphasized three-bay rhythm to the principal sea facing facade the building is of clear architectural presence and note.
6.2 The building was shorted lived as a private residence and used as a hotel as early as 1831, the building has had three stages of major intervention, firstly in the late 1880's as part of a hotel redevelopment scheme, again in the mid-20th century when the north east wing was added and finally in the 1990's when the blowing alley was created. The last two phases comprise the elements that are proposed to be demolished.
6.3 The building has been vacant since 2006 and is currently in a poor state of repair. The applicants have since their purchase of the property in 2018 undertaken urgent works to the roof structures to prevent water ingress and to secure the property. The application is the result of continued pre-application discussions and meetings with them and their agents.
6.4 Due to the extensive nature of the proposals being wholesale roof replacement including loss of internal fabric registered building consent for the works are required and the Department's statutory duty under S16 of the Town and Country Planning Act 1999 to have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses when granting registered building consent must be considered.
6.5 As the building is located within a conservation area S18 of the Act must also be considered that attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act.
6.6 The issues for the application are the preservation of the registered building, its setting or any features of special architectural or historic interest and upon the character and appearance of the Conservation Area.
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6.8 It is clearly demonstrated within the application's supporting information and proposals that major repairs are necessary to prevent the building from further decay and preserve it for future generations. The proposed works will result in the loss of some historic fabric, that being the lath and plaster ceilings and walling linings covering the principle trusses to the ballroom. However the application has made clear that given the condition of these elements are poor and have already suffered from serious interventions and removal in parts, their contribution to the special interest of the building is now very limited and the removal of these remaining elements is vital to facilitate the major repairs required to the roof structure.
6.9 The current roofing provision and lack of maintenance and repair over a sustained period have resulted in the building's current condition. The roof coverings are currently of a modern cement tile which is unfitting for a building of this age and status. The tower roof is in very poor condition and the rainwater goods, flashing detailing and weatherproofing to the stacks and chimney pots across the building require upgrading including the introduction of additional downpipes to be internally fitted. The proposals will result in the restoration of the roof using traditional materials that will result in a new roof that is more appropriate for a building of this quality and interest.
6.10 The application will take advantage of the required roof repairs to introduce energy saving insulation that is suitable for using within historic buildings to improve efficiency and will also provide safe and better access to ensure the roof is adequately maintained.
6.11 As the roof structures are mostly not visible due to the parapet detailing of the building with the exception of some elements of the south west wing roof, there will be very limited visual impact upon either the registered building itself or the conservation area. Where the roof is visible the proposed change to a traditional material will be positive and therefore an enhancement.
CONCLUSION 7.1 The proposals are considered to be in accordance with the Strategic Plan policies, Policies RB/3 RB/5, CA/2 and CA/4 of Planning Policy Statement 1/01 and is supported.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013 (As Amended), the following are automatically interested persons:
o The applicant, or if there is one, the applicant's agent; o Manx National Heritage, and o The local authority in whose district the land the subject of the application is situated.
8.2 The Decision maker must determine whether there are other persons to those listed above who should be given Interested Person Status. __
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Permitted Committee Meeting Date: 05.10.2020
Signed : R BRAZIER Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
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Signatory to delete as appropriate YES/NO See below
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
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PLANNING COMMITTEE DECISION 05.10.2020
Application No. : 20/00583/CON Applicant : Tevir Developments Ltd Proposal : Registered Building consent for alterations and installation of replacement and additional rooflights, enlargement of existing roof access door, roofing works, and installation of fall safety system (in association with PA 20/00582/GB) Registered Building Nos. 82 Site Address : Castle Mona Hotel Castle Drive Douglas Isle Of Man IM2 4LY
Registered Buildings Officer : Mr Ross Brazier
Presenting Officer As above
Addendum to the Officer’s Report
The Members agreed to an amendment to the proposed Notes in order to more properly reflect the previous approval -
N 1. Before work begins it shall be agreed in writing with the Department that the Applicant's agent will inspect the hereby approved works of alteration or demolition to ensure they are undertaken in accordance with the approved plans. Any proposed changes to the agreed supervision arrangements shall be subject to the prior written agreement of the Department.
Reason: to ensure the satisfactory preservation of this registered building
N 2. Before work begins a site meeting shall be held between The Department and the persons responsible for undertaking the works to ensure that the Conditions attached to the registered building consent are understood and can be complied with in full. Notification of the date and time of a meeting shall be made in writing to the Department.
Reason: to ensure the satisfactory preservation of this registered building
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