11 September 2023 · Delegated
Castle Mona Hotel, Castle Drive, Douglas, Isle Of Man, IM2 4ly
This application sought registered building consent for repair and replacement works to the roof of the Castle Mona Hotel on Castle Drive, Douglas. The proposed works covered replacing lead parapet gutters on the south west and north east wings with a reinforced liquid membrane system, and replacing existing concrete roof tiles with new concrete roof tiles. The Castle Mona Hotel is a Registered Building (RB82), built in 1804, and sits within the Promenades Conservation Area. The officer's report identified the key planning issues as the preservation of the registered building and its special architectural or historic interest, and the effect on the character and appearance of the Conservation Area. Consent was approved on 11 September 2023 by a delegated Principal Planner, with five conditions attached to the permission.
Registered building consent was granted on 11 September 2023 by a delegated Principal Planner. The key planning considerations were the preservation of the registered building and its special architectural and historic interest, and the character and appearance of the Promenades Conservation Area. The proposed works were found acceptable against those tests.
General criteria applied in considering registered building applications
The proposals are in accordance with the Strategic Plan policies, Policies RB/3 RB/5, CA/2 and CA/4
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 in accordance with the Strategic Plan policies, Policies RB/3 RB/5, CA/2 and CA/4
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 in accordance with the Strategic Plan policies, Policies RB/3 RB/5, CA/2 and CA/4
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.
Conservation Area Policy 4 (PPS 1/01)
The proposals are in accordance with the Strategic Plan policies, Policies RB/3 RB/5, CA/2 and CA/4
POLICY CA/4 PROPOSALS FOR PRESERVATION AND ENHANCEMENT It is important that designation is not seen as an end in itself, but that there be an opportunity for the designation to be considered in a wider context, such as that of an area plan. It is this overview which will basically determine the long term validity and prosperity of the conservation area. For example, proposals and policies contained within an area plan may take the opportunity to improve matters such as traffic congestion in and around a conservation area by traffic management and improvement, the provision of off-street parking and the introduction of some pedestrian or bicycle priority ways. The plan will also prescribe the use of land and buildings within the conservation area and beyond and may indicate opportunities for enhancement by restoration and re-use, or if appropriate, for replacement of elements within the conservation area which detract from the special character of the area.
Condition 1
The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.
Details of Works to Registered Building
Details of Works to Registered Building No works shall take place until details of the following items have been submitted to and approved in writing by, the Department: - a) Details including size, design and materials of the proposed overflow pipes. - b) Method statement including any masonry repairs and consolidation for the creation of the proposed openings for the overflow pipes. The works shall not be carried out unless in accordance with the approved details.
Details of internal downpipes
Details of proposed internal downpipes including a method statement for their installation shall be submitted to and approved in writing by the Department prior to their installation. The development shall be implemented in accordance with the approved details and thereafter maintained.
SAMPLE MATERIALS
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the roofs including rainwater goods and roof lights, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
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.
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 20/00583/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)
Demolition of bowling alley and north east bedroom/dining wing and installation of temporary protective cladding (in association with PA 20/00585/CON)
Registered Building consent for demolition of bowling alley and north east bedroom/dining wing and installation of temporary protective cladding (in association with PA 20/00584/GB)
Alterations and demolition of single storey extension, and installation of temporary protective cladding and decking (in association with PA 20/00587/CON)
Registered Building consent for alterations and demolition of single storey extension, and installation of temporary protective cladding and decking (in association with PA 20/00586/GB)
Temporary painted plywood protective screen to upper floors of the exposed NE elevation of Castle Mona following demolition of the NE hotel wing; blocking up of the individual openings at the lower levels exposed by the demolition; blocking up of existing ground floor windows to rear lane, along with openings exposed by outrigger demolitions; temporary plywood boarding of ground floor windows to the front of the property
Temporary painted plywood protective screen to upper floors of the exposed NE elevation of Castle Mona following demolition of the NE hotel wing; blocking up of the individual openings at the lower levels exposed by the demolition; blocking up of existing ground floor windows to rear lane, along with openings exposed by outrigger demolitions; temporary plywood boarding of ground floor windows to the front of the property