Planning Officer Report

Case Officer: Mr S Moore Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

Introduction

1. This application seeks permission for the installation of replacement windows and doors in a residential property which is a Registered Building. The application is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan.

The Site

1. The application site is the curtilage of Bishopscourt, Kirk Michael which is a large detached dwelling set within its own grounds. The application site is situated to the north western side of the highway. The building is now used as a private dwelling but was once used as the Bishop's residence. The building is on the Registered Buildings list because of its historical importance as well as a number of other factors.

The Proposal

1. The application seeks approval for the installation of replacement windows and doors. The replacement windows and doors would be constructed of oak, the openings would be the same as the existing windows apart from those which are being replaced with sliding sash.

Planning History

1. There have been a number of previous applications for the site, these include an application in 1994 for internal alterations (PA 94/00029/B), demolition of garden stores and erection of a garage (PA 96/00973/B) and the erection of garages and coach house in 2001 (PA 01/00753/B). These applications were permitted.

Development Plan Policies

1. The application site is within an area zoned as High Landscape or Coastal Value and Scenic Significance identified on the 1982 Development Plan. The building is also on the Registered Buildings List. It is appropriate to consider Planning Circular 1/98 and Environment Policy 32 of the Isle of Man Strategic Plan (20th June 2007). It is also relevant to consider Planning Policy Statement 1/01 RB/5.

1. Planning Circular 1/98 category a) Registered Buildings

Application No.:	12/01421/CON
Applicant:	Bespoke Oak Supplies Ltd
Proposal:	Registered Building Consent for the installation of replacement windows and doors (RB no 1 in association with 12/01420/GB)
Site Address:	Bishopscourt
Bishopscourt
Kirk Michael
Isle Of Man
IM6 2EZ

If the original windows are still in place they should preferably be repaired. If repair is impracticable, replacement windows must be the same as the originals in all respects, including the method of opening, materials and detailed design. This policy will be strictly applied other than where the particular circumstances are so exceptional as to justify a relaxation.

1. Environment Policy 32

Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted.

1. Planning Policy Statement 1/01 RB/5

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.

CONSULTATIONS

1. Michael Commissioners have no objections

ASSESSMENT

1. The application seeks approval for the installation of replacement windows and doors. The main issue to consider in the assessment of application is the impact on the character and appearance of the Registered Building and the surrounding locality in general.

1. The existing windows are 1970's softwood, most of which have the original method of opening and glazing bars. The proposed windows would be new oak systems which would replicate the original method of openings and glazing bars. Those windows which have been replaced with non traditional windows would be reinstated to their original character and appearance.

1. It is considered that the overall development would enhance the character and appearance of the Registered Building by using windows and doors which would replicate the original method of opening and the original glazing sections.

1. For these reasons the application is considered to be acceptable and is recommended for approval.

CONSERVATION OFFICER'S SUPPLEMENTARY REPORT:

1. As Bishopscourt is a Registered Building (RB 1), the content of this application has been considered with particular regard to General Policy 2, Environment Policies 32 and 34 of the Isle of Man Strategic Plan (20th June 2007) as well as RB/3: general criteria applied in considering Registered Building applications and Policy RB/5 Alterations and Extensions as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man. Planning Circular 1/98 The Alteration and Replacement of windows, specifically Category a) REGISTERED BUILDINGS is also relevant to determining this application.

1. "Planning Policy Statement 1/01 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)."

1. Of significance in considering this application, is the character of the building and as these proposals relate to the replacement of the windows, the character of those windows in place. The majority of which accord with the photography forming part of the Registration Documentation at the time when the building was added to the Protected Buildings Register on the 23rd May 1983.

1. Whilst photographs formed a part of the Registration documentation, the photos are not detailed enough to be prescriptive about details such as glazing bar profiles, but they do illustrate that even at the time the building was added to the Protected Buildings Register, there were several styles, opening formats and even framing colours in use. It is also evident when visiting the site, that there is not a great deal of historic glass in place, which further lends to the hypothesis that the windows have been altered throughout the property's history.

1. It is entirely possible, that those windows in place relate to the historic phasing of the building and represent the expansion and addition of the property throughout history. The phasing plan appended to the 94/00029/B application, sets out the historic periods of the property and goes some way to explaining the differing window formats.

1. There have been some more recent window alterations given the window formats evident and from the type of brick used where windows have been blocked up that the replacements date from the 1960s, through to and possibly including the refurbishment works carried out under application number 94/00029/B in the mid 1990s.

1. In practice these areas tended to be to the rear, in the more recent phases of works more associated with the less formal parts of the house. In an ideal world, the window formats would be returned to a more historic format, usually portrait rather than landscape, but in practice, this is difficult as little accurate evidence exists. This leads to conjecture about what should and should not be reintroduced.

1. Of concern with any application of this scale, is that what might appear to be relatively minor detail, can be overlooked and lost in the process however, those windows proposed appear to accurately replicate the windows which they replace and are therefore acceptable.

1. In conclusion, this application is considered to preserve the character of the Registered Building and therefore accords with Environment Policies 32 and 34 of the Isle of Man Strategic Plan (20th June 2007) as well as RB/3: general criteria applied in considering Registered Building applications, Policy RB/5 Alterations and Extensions as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man and Planning Circular 1/98 The Alteration and Replacement of windows, specifically Category a) REGISTERED BUILDINGS and is summarily recommended for approval.

Party Satus

1. The local authority, Michael Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 24.12.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the installation of replacement windows and doors as shown in drawings Location Plan, Site Plan, 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17 and 18 received 22nd October 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 28/12/12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : _________________________ Jennifer Chance Development Control Manager