10/00409/BApproved
erection of stone wall, iron railings and entrance gate
permitted at appeal
18 February 2022 · Delegated
Lorne House, Douglas Street, Castletown, Isle Of Man, IM9 1az
The application sought consent to alter Lorne House (RB 269), a large Georgian house built in 1826-7 and set within the Castletown Conservation Area. The works included installing two new rooflights, opening up previously blocked doorways to improve internal circulation, partially infilling a modern double-height stairwell in the north wing to create a new first-floor bedroom, and forming a new doorway between a bedroom and bathroom. The central planning question was whether these works would preserve the registered building, its setting, or its special architectural and historic interest. Officers found that the majority of the alterations were practical improvements to return the property to use as a family home, and that the partial infill of the modern stairwell — which retains no historic fabric — would actually be more in keeping with the character of the building than the existing oversized void. A bat survey was required and confirmed as adequate, with mitigation measures secured by condition.
The proposals were approved because they were considered beneficial to the building's preservation and would have no impact on the character or appearance of the conservation area. The works were found to comply with policies RB/3, RB/5, and CA/2 of Planning Policy Statement 1/01. Bat mitigation measures identified in the Building Inspection Report were secured by condition to protect a statutorily protected species.
General criteria applied in considering registered building applications
The proposals are considered to be in accordance with the Strategic Plan policies, Policies RB/3 AND RB/5 of Planning Policy Statement 1/01
POLICY RB/3 General criteria applied in considering registered building applications 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 building's entry in the register; • The building's 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).
ALTERATIONS AND EXTENSIONS
The proposals are considered to be in accordance with the Strategic Plan policies, Policies RB/3 AND RB/5 of Planning Policy Statement 1/01
POLICY RB/5 ALTERATIONS AND EXTENSIONS 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 affect upon the building's special interest as a result of several minor works which may individually seem of little consequence.
SPECIAL PLANNING CONSIDERATIONS
The proposals are considered to be beneficial to the building helping to preserve it and will have no impact upon the character or appearance of the conservation area and to be in accordance with the Strategic Plan policies, Policies RB/3, RB/5, CA/2 of Planning Policy Statement 1/01
POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals 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 the 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.
Condition 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.
Condition 2
Roof Light Details: Requires the submission of roof light details Details of the proposed roof lights, i.e. type and size, shall be submitted to and approved in writing by the Department prior to their installation. The new roof lights shall be of a design which, when installed, shall not project forward of the general roof surface (and shall have a surround of a dark, matt finish). The roof lights shall be installed in accordance with the approved details and maintained as such thereafter. Reason: to ensure the satisfactory preservation of this registered building
Condition 3
Registered Building Making Good Any damage to the registered building during the course of the works hereby approved shall be made good upon completion of said works. All making good works shall be submitted to and approved in writing by the Department and thereafter implemented within time period to be agreed with the Department. Reason: to ensure the satisfactory preservation of this registered building
Condition 4
Compliance with Submitted Mitigation Scheme The development hereby approved shall be carried out in strict accordance with the submitted Building Investigation Report by Katie Watson Consulting dated 29.01.22 to provide appropriate mitigation for bats. The identified measures within the report shall be adhered to and implemented in full and maintained thereafter. Reason: To safeguard a statutorily protected species
proposed a three storey extension for dining room and additional bedrooms
permitted
erection of stone wall, iron railings and entrance gate
permitted at appeal
proposed the erection of an electricity substation
permitted
proposed the erection of a stone wall to replace existing fencing adjacent to Smetana Close
permitted at appeal
relocation of tennis court
permitted
proposed the demolition of existing outbuildings and the erection of a gatehouse dwelling
withdrawn prior to a decision being taken
proposed the change of use from existing mixed office and residential accommodation to a private dwelling
permitted
erection of boundary wall to the rear of How Yngren
refused at appeal
proposed a new vehicular access onto Bridge Street
refused at appeal
demolition of existing garage and erection of replacement garage
approved
erection of boundary wall to the north west of the house
permitted
demolition of existing outbuildings and erection of gatehouse dwelling
refused at appeal
erection of new boundary wall to the rear of How Yngren
permitted
proposed the demolition of outbuildings, repair of existing garden wall and provision of new parking area at the northern end of the site
permitted
erection of greenhouse and associated landscaping
permitted
appeal against the de-Registration of the property
approved at appeal
additional use of the building as an educational/visitor centre with function space and catering facilities
permitted
signage
permitted
signage
permitted