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Application No.: 23/00586/GB Applicant: Mr Adam Smith Proposal: Replacement roof tiles, hanging wall ties, rainwater goods and associated lead work (in association with RB consent application 23/00587/CON) Site Address: Woodlands Alexander Drive Douglas Isle Of Man IM2 3QU Technical Officer: Mr Thomas Sinden Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.08.2023
C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason.
The proposals meet the tests of Section 16 of the Town and Country Planning Act 1999 as the character of the Registered Building is being preserved. The proposals also meet tests within the relevant strategic plan policies and Planning Policy Statement 1/01 as the registered building is being protected and preserved. It is therefore judged that the application is acceptable.
Plans/Drawings/Information;
This decision relates to drawings 13 and 14, together with the schedule of works dated May 2023 and the other supporting information received on 16th May 2023.
Additional Persons
The DEFA Ecosystems Policy Officer should not be awarded Interested Party Status as per paragraph 3.2.4 of the policy. _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is Woodlands, a large detached dwelling immediately east of the junction between Quarterbridge Road and Alexander Drive in Douglas. The property dates from 1889, is believed to have been designed by architect William Long, and is in an arts and crafts style with exposed timber framing, stained glass, hanging wall tiles and rosemary roof tiles. The building is included on the Protected Buildings Register (RB 190).
2.0 THE PROPOSAL - 2.1 The application proposes to replace the roof tiles, hanging wall tiles, rainwater goods, and associated leadwork.
3.0 PLANNING POLICY. - 3.1 The site is within an area defined as predominantly residential on Map 4 of the Area Plan for the East 2020. The site is not in an area at risk of flooding. - 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.
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
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 Applications 11/00986/B and 12/00846/B permitted the erection of a detached garage within the property grounds.
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 (2.6.2023).
5.2 Douglas Borough Council have stated that they have no objections to the application (7.6.2023). - 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 (6.6.2023). A suitable bat survey has since been submitted (10.7.2023) 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 (12.7.2023).
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. - 6.2 Samples of the proposed replacement roof tiles and hanging wall tiles have been submitted in support of the application, together with the photographs included in the proposed specification. Having compared the proposed tiles with the existing photographs, 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. - 6.3 The existing ridge tiles and hip tiles are proposed to be removed and replaced with like for like new tiles, or matching tiles from a reclamation yard. As the form and material of the tiles is proposed to be like for like, it is considered that this element of works would preserve the building's special interest. - 6.4 The application includes the proposal to replace defective cast iron rainwater goods with cast iron effect aluminium rainwater goods. The existing hopper heads 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 lead work on and around the roof is proposed to be repaired as part of the roofing works. As 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 this element of the proposals preserve the special character of the building. - 6.6 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 of the Town and Country Planning Act 1999 as the character of the Registered Building is being preserved. The proposals also meet tests within the relevant strategic plan policies and Planning Policy Statement 1/01 as the registered building is being protected and preserved. It is therefore recommended that the application be approved.
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
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: 04.08.2023 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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