**Document:** Cover Letter and Planning Statement **Application:** 20/00583/CON — 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 **Decision:** Permitted **Decision Date:** 2020-10-12 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/30977-braddan-castle-mona-hotel-drive-registered-building-consent/documents/1333256 --- # Cover Letter and Planning Statement Secretary to the Planning Committee Planning and Building Control Directorate Planning Section Murray House Mount Havelock Douglas IM1 2SF 14 August 2020 Dear Sirs Re: 20/00583/CON Alterations + installation of replacement + additional roof light, enlargement of existing roof access door, roofing works and installation of fall safety system • Castle Mona • Douglas Further to our conversations with Ross Brazier, Registered Building Officer, we enclose four sets of revised drawings for the registered building application in respect of the above, together with a cheque for the administration fee of £90. The amendments consist of 01 proposed removal of lath and plaster ceilings and modern non-structural ceiling joists to the second floor to allow for safe access enabling repairs to roof structure 02 proposed removal of lath and plaster ceilings to tower (retaining coving and ceiling rose at first floor level) to allow for safe access enabling repairs to roof structure 03 proposed removal of lath and plaster linings either side of principal trusses to attic rooms over function room to allow for investigation and repair/treatment. New additional drawings are 340 Proposed plan, first floor works 341 Proposed plan, second floor works 350 Existing plan, second floor, ceiling construction 351 Existing plan, second floor, ceiling condition Appendix Photographic Ceiling Schedule Revised drawing 301A Planning statement • roofing - No Growing exclusive. - Chened/Man-made I trust that the above is in order. If you should have any queries or require any further information regarding the application, please do contact us. Yours faithfully, Karen Horncastle for • on behalf of Horncastle Thomas Limited 20 400583 CON Additional Warnings 112 4.20 2000 A BUILDING CON RECEIVED ON 04 OR OR OR 20 Athol Street Douglas 101 2 OF MAN IM1 1JA Registered Office Horncastle Thomas Limited Registered in the 10LE OF MAN No • 1255090 K Horncastle RIBA M L Thomas RIBA Director www.horncastlethomas. im 01624 663 383 horncastle thomas is a RIBA Chartered Practice ##### 02.4 Description • Design Principles • Nature Of Proposal (Cont.) It is proposed that during the re-roofing, insulation be introduced between rafters to improve thermal performance. Two existing modern roof lights will be removed with opening roof lights and one new opening roof light introduced, all to improve access for maintenance. All will be located on internal roof slopes and not visible externally. There will be no detrimental effect on the building's character. It is proposed that lath and plaster ceilings to the second floor, which are of lesser significance than the ceilings to the principal rooms on the ground floor, are removed together with any non-structural ceiling joists. This will provide safe, unencumbered access to the timber roof structure and enable the necessary repairs to the structure. The ceilings at second floor level are in poor condition, a proportion of them have either been previously removed; have collapsed through water ingress (refer to drawing 301) with areas of not visible; or have been damaged by the installation of modern mechanical and electrical services. An inspection at attic level has highlighted a number of failings, the time torching (render directly beneath the states) from a previous roof has not been removed and is sitting directly on top of the ceilings, adding unnecessary additional weight and potentially contributing to the ceilings cracking and failure over time; the final plaster has de-bonded from the laths and is missing in a number of cases. Ceilings have also been directly underdrawn with a modern plasterboard and skim ceiling plus a new modern ceiling on new ceiling joists at a lower level. The modern finishes have compromised the historic. Any remaining historic coving revealed will be carefully protected in situ. Ceilings within the lower are largely collapsed due to water ingress. It is proposed to remove the remaining sections to enable safe access to repair the structure to the lower roof. The existing first floor corricing and door surround are to be retained and carefully protected in situ. It is also proposed to remove the lath and plaster wall linings either side of the principal trusses within the attic space over the function room. These measures will allow access to fully inaged, repair and treat the roof timbers prior to the replacement of the roof coverings. ##### 03.0 Planning Policy The proposal is in line with the following planning policies of the Strategic Plan 2016. **Environmental 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. **Environmental Policy 34.** In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred. The proposed works utilize traditional materials and locates roof lights so that they are not visually intrusive. The proposed natural slate is an enhancement over the existing modern concrete double floman profile interlocking tile. The proposed slate has an appearance that matches Welsh slate and is approved for use in Snowdonia National Park as an alternative to Welsh slate for use on all their buildings for heritage work, refurbishments and new build in that area. ##### 04.0 Planning Policy (Cont) **Environmental 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. The proposed works will utilize traditional materials and give careful consideration to the location of rainwater pipes and roof lights, ensuring that they provide enhanced protection to the registered building but are not visible externally from ground level, thereby preserving the character of the Conservation Area. **Planning Policy Statement 1/01, Policy RB/3.** The issues that are generally relevant to the consideration of all registered building applications are: - 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. - 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 buildings entry into the register. - The buildings 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). Castle Mona is an important registered building. The materials and features of the building, together with its contribution to the townscape, have been carefully considered to ensure the proposed works utilize appropriate materials and that new elements are appropriately located so that they are not visually intrusive and are not detrimental to the building's character. **Planning Policy Statement 1/01, Policy RB/5.** 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. The proposed works are necessary in order to stop water ingress in this exposed location. Visual intrusion is minimized, the character of the building and its contribution to the townscape retained. **Planning Policy Statement 1/01, Policy CA/2.** When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposal 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 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. Visual intrusion is minimized in the proposal ensuring the character of the area is preserved whilst providing protection for the building. ![An aerial photograph capturing the complex roof structure of a large historic registered building featuring a prominent stone turret and multiple chimneys.](https://images.planningportal.im/2020/06/233602.jpg) --- *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/30977-braddan-castle-mona-hotel-drive-registered-building-consent/documents/1333256*