**Document:** DEC Officer Report **Application:** 22/00677/CON — Replacement roof tiles, flat roofs, hanging wall tiles, rainwater goods, lead flashings, lead valleys and repointing of chimney brickwork - RB 159 ( in association with application 22/00676/GB) **Decision:** Permitted **Decision Date:** 2022-07-26 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/25478-braddan-ivydene-little-switzerland-replacement-roof/documents/1033293 --- # DEC Officer Report ## PLANNING OFFICER REPORT AND RECOMMENDATION **Application No.:** 22/00677/CON **Applicant:** Mr & Mrs David & Diane Dean **Proposal:** Replacement roof tiles, flat roofs, hanging wall tiles, rainwater goods, lead flashings, lead valleys and repointing of chimney brickwork - RB 159 ( in association with application 22/00676/GB) **Site Address:** Ivydene Little Switzerland Douglas Isle Of Man IM2 6AG Technical Officer: Mr Thomas Sinden **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 26.07.2022 ## 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. N 1. As per the recommendations within the bat survey, the applicant is advised that in the event that bats are encountered during the course of construction then work should stop immediately and the DEFA Ecosystems Policy Team must be contacted for advice before proceeding. Reason: To ensure the works do not cause harm to the protected species. This application has been recommended for approval for the following reason. The proposals meet the tests of Section 16 and 18 of the Town and Country Planning Act 1999 as the character of the Registered Building and Conservation Area are being preserved. The proposals also meet tests within the relevant strategic plan policies and Planning Policy Statement 1/01. It is therefore judged that the application is acceptable. Plans/Drawings/Information; This decision relates to the schedule of works dated May 2022 and the other supporting information received on 27th May 2022. ## Interested Person Status Additional Persons It is recommended that the Department of Infrastructure Highways Division should not be awarded Interested Party Status as their comments do not meet the tests within paragraph 2 of the Policy. The DEFA Ecosystems Policy Officer should not be awarded Interested Party Status as per paragraph 3.2.4 of the policy. _____________________________________________________________________________ ## Officer’s Report 1.0 THE SITE - 1.1 The site is Ivydene, a large detached dwelling within the Douglas (Little Switzerland) Conservation Area. The property dates from 1893-1894, and was designed by notable architect Mackay Hugh Baillie Scott in an arts and crafts style using Peel Sandstone, intricately carved timber detailing, stained glass, hanging wall tiles and rosemary roof tiles. The building is included on the Protected Buildings Register (RB 159). 2.0 THE PROPOSAL - 2.1 The application for registered building consent proposes to replace the roof tiles, flat roof finishes, roof lights, hanging wall tiles, rainwater goods, lead flashings, lead valleys and to repoint the chimney brickwork. 3.0 PLANNING POLICY. - 3.1 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions - (3) In considering (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. 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. 3.2 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions - (3) In considering (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. 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 General Policy 2: (b) (c) (g) Strategic Policy 4 Environment Policy 32 - Environment Policy 34 - Environment Policy 35 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/5 - ALTERATIONS AND EXTENSIONS 4.0 PLANNING HISTORY - 4.1 There are various other applications on the property both prior to and since registration in 1996. The only applications judged relevant to the current proposals are 05/92373/CON and 05/92373/GB, which permitted the installation of a heritage style roof light. 5.0 REPRESENTATIONS Copies of representations received can be viewed on the Department's website. This report contains summaries only. - 5.1 The Department of Infrastructure Highways Division have stated that there is no highways interest in the application (16.6.2022). - 5.2 Douglas Borough Council have stated that they have no objections to the application (17.06.2022). - 5.3 The DEFA Ecosystems Policy Officer has requested that a preliminary assessment for bats be undertaken by a suitably qualified consultant prior to the determination of the application (20.06.2022). A suitable bat survey has since been submitted (26.7.2022) which concludes that the property is not occupied by bats and the proposed re-roofing will not have a material impact on the bat ecology of the location. DEFA Ecosystems Policy Team have confirmed that they agree with the report's conclusions, but that the team should be contacted if bats are encountered during the works. 6.0 ASSESSMENT - 6.1 The pertinent issue to be assessed by this application are the impact of the proposed alterations on the special interest of the registered building and the impact on the character and appearance of the conservation area. - 6.2 Whilst the property retains many elements of historic fabric, it is pertinent to note that an extension finished in imitation sandstone has been added on the northern corner, and a flat roof sun room has been added to the eastern side overlooking the garden and Douglas bay. - 6.3 Samples of the proposed replacement roof tiles and hanging wall tiles have been submitted in support of the application. Having inspected the existing tiles on site, it is considered that the proposed replacements are of sufficient quality and are a sufficiently close match to the current tiles so as to preserve the character of the building and the conservation area. - 6.4 The application includes the proposal to replace defective cast iron and existing UPVC rainwater goods with cast iron effect aluminium rainwater goods. Some of the existing hoppers have dated hopper heads, which are proposed to be cleaned/repaired and placed on to the new hoppers. Given that the form and finish of the rainwater goods are being replicated, it is judged that the building's special character is being preserved. - 6.5 The brick pointing and stepped lead work on the existing chimney stacks are proposed to be repaired as part of the roofing works. As the pointing is proposed to be with lime mortar and this element of the lead work is proposed to be replaced in a like for like manner within lead association guidelines, it is judged that these elements of the proposals preserve the special character of the building and conservation area. - 6.6 The existing roof lights are proposed to be replaced with velux conservation style roof lights with a recessed flashing kit. The style and nature of the proposed replacement units is judged to be appropriate, and to preserve the special character of the building and conservation area. - 6.7 Areas of flat roof on existing dormers and the main roof, as well as the wider valleys, are proposed to be replaced by a grey coloured fibreglass covering. Many of these areas are thought to be the cause of water ingress in the upper floors of the property. Fibreglass is proposed as an - alternative to lead as some of the existing lead detailing is not in line with the lead association guidelines. Whilst the use of a modern material is not generally acceptable on a protected building, in this instance the benefit of providing a robust weather proof solution for the flat roof areas is judged to be a significant benefit to the long term preservation of the building. The proposed colour and style of the replacement roofs is judged to be sufficiently close a match to not harm the building or the conservation area's special interest. - 6.8 At the request of the Ecosystems Policy team, a preliminary assessment for bats has been provided by the applicant. The survey concludes that the property is not occupied by bats and the proposed re-roofing will not have a material impact on the bat ecology of the location. On this basis the proposals are not judged to be likely to have an adverse impact on the protected species. 7.0 CONCLUSION - 7.1 It is judged that the proposals meet the tests of Section 16 and 18 of the Town and Country Planning Act 1999 as the character of the Registered Building and Conservation Area are being preserved. The proposals also meet tests within the relevant strategic plan policies and Planning Policy Statement 1/01. It is therefore recommended that the application be approved. 8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons: - (a) The applicant, or if there is one, the applicant's agent; - (b) The owner and the occupier of any land that is the subject of the application; - (c) Manx National Heritage; and - (d) The local authority in whose district the land the subject of the application is situated - 8.2. In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application. I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status. Decision Made : Permitted Date: 26.07.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner 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. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/25478-braddan-ivydene-little-switzerland-replacement-roof/documents/1033293*