6 March 2024 · Head of Development Management (Stephen Butler)
6, Kingswood Grove, Douglas, Isle Of Man, IM1 3lx
The site is a mid-terrace late 19th century property in the Windsor Road Conservation Area, featuring three storeys below eaves, slate roofs, painted render, and sliding sash windows. The proposal involves demolishing part of a lean-to roofed outrigger and all of another outrigger in the rear yard to facilitate a new f…
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The officer determined that the fundamental issue is whether the demolition preserves or enhances the special character of the Windsor Road Conservation Area, as required by Section 18 of the Town and…
Designation of conservation areas
Requires special attention to preserving or enhancing the character or appearance of conservation areas. Officer assessed that demolition in rear lane does not harm character, as rear elements are non-contributory, thus preserving the area's character.
Strategic Policy 4
Seeks to protect or enhance the fabric and setting of Conservation Areas. Proposal complies as demolition benefits the main dwelling without adverse impact on the Conservation Area.
Environment Policy 35
Seeks to preserve or enhance the character or appearance of Conservation Areas. Officer found the proposal protects and preserves the area, with rear works not affecting special character.
Environmental Policy 39
General presumption in favour of retaining buildings contributing to Conservation Area character. Not directly tested as demolition targets non-contributory rear outriggers.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
From Planning Policy Statements for historic environment. Listed but no specific assessment provided in report.
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.
no objection to the application
Manx Bat Group's Bat Survey is in order; request roof tiles removed by hand before demolition due to low potential for bats
DEFA Biodiversity recommends a preliminary bat and nesting bird assessment prior to determination due to potential roosting features in the outbuilding; Douglas Borough Council has no objections but notes refuse bin storage requirements.
Key concern: potential for roosting bats and nesting birds in outbuilding to be demolished
DEFA Biodiversity
Conditional No ObjectionThe Ecosystem Policy Team therefore recommend that a preliminary assessment for roosting bats and nesting birds is undertaken on the building by a suitably qualified ecological consultancy.; Survey reports should be submitted prior to determination of this application, 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).; Bats are listed on Schedule 5 of the Wildlife Act 1990; they are protected by law
Conditions requested: preliminary assessment for roosting bats and nesting birds undertaken by a suitably qualified ecological consultancy; report detailing findings of preliminary assessment and any additional surveys, alongside appropriate avoidance and mitigation measures, submitted to Planning prior to determination; survey reports submitted prior to determination in line with best practice (BS 42020:2013 Section 9.2.4)
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.; This development must not prohibit the refuse bins from being removed from the highway to be stored within the curtilage of the property between refuse collections.
Conditions requested: This development must not prohibit the refuse bins from being removed from the highway to be stored within the curtilage of the property between refuse collections
