12 October 2020 · Committee
Castle Mona Hotel, Castle Drive, Douglas, Isle Of Man, IM2 4ly
This application sought Registered Building consent for alterations to the Castle Mona Hotel on Castle Drive, Douglas — a building dating from 1804 and listed as Registered Building RB82. The works included demolition of a single-storey extension and the installation of temporary protective cladding and decking, in association with a related planning application. The hotel sits within the Promenades Conservation Area, so the key planning issues were the preservation of the registered building's special architectural and historic interest and the desirability of preserving or enhancing the character and appearance of the conservation area. Amendments to the proposals were submitted during the process, covering revised drawings and changes to the scope of internal works. The Planning Committee approved the application on 12 October 2020, in line with the officer's recommendation, and attached six conditions. One condition was amended by the committee to more properly reflect a previous approval, requiring the applicant's agent to inspect the approved works before they begin.
The Planning Committee approved the application. The key considerations were whether the proposed works would preserve the registered building and its special architectural or historic interest, and whether they would preserve or enhance the character and appearance of the Promenades Conservation Area. The committee was satisfied on both counts and granted consent, subject to six conditions.
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
- 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
- 2. The Temporary Timber cladding and fibre glass roof, colour to be agreed in writing with the Department, as shown and described on drawings dated stamped received 05 June 2020 & 25 August 2020 shall be commenced within 7 days of demolition and completed within 6 weeks of completion of the demolition and retained until no longer required.
Condition 3
- 3. No works in connection with the removal of the lime plaster upon stone work shown on the submitted drawings shall commence unless an analysis of the area has been carried out and submitted to and approved in writing by the Department. This analysis shall provide sufficient details confirming the necessity/justification for its removal and details of the method of its removal to protect the stone wall behind and any adjacent features. Any works agreed shall be carried out in accordance with the approved details.
Condition 4
- 4. Prior to the commencement of works an internal works schedule detailing the works to be undertaken in each room shall be submitted to and approved in writing by the Department all works shall be undertaken in accordance with the approved internal works schedule.
Condition 5
- 5. 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 6
- 6. Prior to the commencement of works taking place details of the method for protecting architectural details and features within the areas of the proposed works of the registered building must 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 details including those within the areas of high significance but not limited to.
