12 October 2020 · Committee
Castle Mona Hotel, Castle Drive, Douglas, Isle Of Man, IM2 4ly
This application sought registered building consent for a range of roof-level works at the Castle Mona Hotel, Castle Drive, Douglas. The works included the installation of replacement and additional rooflights, enlargement of an existing roof access door, general roofing works, and the installation of a fall safety system. The application was made in association with a related planning application (20/00582/GB). The hotel is a registered building (RB82), constructed in 1804, and sits within the Promenades Conservation Area. The main planning considerations were whether the proposed works would preserve the building's special architectural and historic interest and whether they would be appropriate to the character and appearance of the conservation area. The application was approved by committee on 12 October 2020, subject to eight conditions.
The committee approved the application on 12 October 2020. The key planning considerations were the preservation of the registered building and its historic features, and the impact on the character and appearance of the Promenades Conservation Area. The works were found acceptable in that context.
General criteria applied in considering registered building applications
The proposals are considered to be 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 considered to be 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 considered to be 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.
PROPOSALS FOR PRESERVATION AND ENHANCEMENT
The proposals are considered to be 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.
Condition 2
The temporary propping of the tower is to be carried out in accordance with the specification issued on 12 May 2020 by BB Consulting Engineers and date stamped received 05th June 2020.
Condition 3
All structural roof repairs to be carried out in accordance with the outline specification, issue 01 dated 21 May 2020 by BB Consulting Engineers date stamped received 5th June 2020 unless otherwise approved in writing by the Department.
Condition 4
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.
Condition 5
Prior to the commencement of works taking place details of the method for protecting architectural details and features in the affected areas of the registered building have been submitted to, and approved in writing by, the Department, implemented and inspected and approved on site by an officer of the Department. The approved protection measures shall be retained and maintained throughout the period of the work. Architectural features including but not limited to the cornicing and architrave within the tower.
Condition 6
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.
Condition 7
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 rainwatergoods and rooflights, 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.
Condition 8
Details of proposed fall arrest system 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.
