10 April 2024 · Planning Committee
Isle Of Man Breweries, Britannia Hotel, 1, Waterloo Road, Ramsey, Isle Of Man, IM8 1dr
The Britannia Hotel is a three-storey mid-19th century villa-style building in Ramsey town centre, within the Conservation Area, bordered by Waterloo Road, Peel Street, and Chapel Lane. The proposal involves demolishing existing single and two-storey rear extensions (poor form and condition) and replacing them with new…
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The proposal meets the statutory tests within Section 18 of the Town and Country Planning Act 1999 as the character of the conservation area is being preserved.
Strategic Policy 4
Requires proposals to protect or enhance the fabric and setting of Conservation Areas. The officer assessed that demolition of non-contributory extensions and traditional replacement designs protect the Conservation Area, with repair benefits outweighing minor harms.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character. Assessed as compliant as replacements in traditional outrigger form preserve character despite height increase on non-prominent rear section; demolition enhances by removing poor elements.
Environment Policy 39 - Retention of building in Conservation Areas
Presumption in favour of retaining positive contributory buildings in Conservation Areas. Existing extensions do not contribute positively due to poor form/condition; demolition acceptable as replacement enhances and secures main building.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Impact on special character of Conservation Area a material consideration. Proposal preserves character through context-sensitive replacements.
CA/6 Demolition in Conservation Areas
Presumption against demolishing contributory buildings; assessed favourably as extensions detract and replacement merits justify consent.
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.
Historic building recording
The Development shall not commence until a programme of historic building recording in accordance with Level Two as set out in Historic England's document 'Understanding Historic Buildings: A guide to good recording practice' has been undertaken, submitted to and approved in writing by the Department. Thereafter the information will be placed on the Isle of Man Historic Environment Record and available for public view. Reason: To ensure the matters of historical importance associated with the building/site that will be lost in the course of works are properly recorded and available for public view.
Materials approval
Within two months of this decision becoming final, a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs and the proposed doors and windows shall be 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 the character and appearance of the Conservation Area.
Welcomes reuse and repair of positive contributory building; loss of Chapel Lane extension preserves character despite harm from height increase, outweighed by securing future; recommends recording prior to demolition and conditions for windows, rainwater goods, paint.
No objection
Support the comments of the Registered Buildings Officer
Support the proposal; request conditions for natural Welsh slate roof, sliding sash windows, restoration of balustrade and arches, details of front balcony renovation
DEFA Registered Buildings Officer recommends approval subject to conditions on recording, materials and details; DEFA Biodiversity initially requested bat surveys but later confirmed no issues; Ramsey Town Commissioners have no objection; heritage societies support the proposals with specific material conditions.
Key concern: potential for legally protected roosting bats in the building
DEFA RB Officer
Conditional No ObjectionRecommendation: Approve, subject to condition; I welcome the reuse and repair of the building, which makes a positive contribution to the character and appearance of the conservation area; the harm caused by the loss of historic fabric and increase is high is outweighed by the benefits of repairing the building and securing its long term future
Conditions requested: Chapel Lane building should be recorded prior to demolition; Conditions should be imposed required further detail and approval of windows, rainwater goods and final paint colour
DEFA Biodiversity
Conditional No ObjectionThe UK Bat Conservation Trust (BCT) bat survey guidelines (3rd edition) recommend that bat surveys should be undertaken on all pre-1914 buildings with slate roofs regardless of location; survey reports are submitted prior to determination in line with best practise, which is referred to in Section 9.2.4 of the British Standard Biodiversity - Code of Best Practise for Planning and Development (BS 42020:2013)
Conditions requested: preliminary assessment for bats is undertaken on the building by a suitably qualified ecological consultant; A report detailing the findings of the preliminary assessment and any additional surveys, alongside appropriate avoidance and mitigation measures, to be submitted to Planning prior to determination
DEFA Biodiversity
No ObjectionThe Manx Bat Group’s Bat Report for the Britannia Hotel dated 17th September 2023, is all in order and that a suitable level of assessment has been undertaken; The Manx Bat Group found no evidence of bats within the building and determined that roosting bats were not present, therefore mitigation for bats is not required
Isle of Man Victorian Society
Conditional No ObjectionWe have viewed this application and support the proposals subject to the following; Slates and tiles are two different things and there are tiles produced to simulate slates; 'to replicate' does not mean that the real thing is used
Conditions requested: any new roofing should be in natural Welsh Slate to match the existing; any new windows in the existing Registered Building should be sliding sash to match the existing; details of the proposed renovation of the front balcony should be submitted and approved prior to any work on it being undertaken
Isle of Man Natural History and Antiquarian Society
SupportIsle of Man Natural History and Antiquarian Society note and support the comments of the Registered Buildings Officer with respect to this application; We would request that as appropriate the aforesaid comments are taken on board when considering this application
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to the amended plans
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal
