DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 21/00366/GB Applicant: Mrs Ann G & Mr David R Giroux Proposal: Alteration and refurbishment works including the replacement of existing roof to tower and hall sections, replacement of roof slates, reconstruction of chimney stacks and chimney pots; addition of one rainwater pipe and hopper, repointing of stonework and re rending works (in association with 21/00367/CON) Site Address: Bishopscourt Mansion House Bishopscourt Kirk Michael Isle Of Man IM6 2EZ Registered Buildings Officer: Expected Decision Level: Mr Ross Brazier Recommended Decision: Permitted Date of Recommendation: 30.07.2021 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. No flashings shall be installed until details of the proposed flashings including plans, elevations and sections have been submitted to and approved in writing by, the Department: The works shall not be carried out unless in accordance with the approved details. Reason: To ensure the satisfactory preservation of this registered building Registered Building Making Good

This application has been recommended for approval for the following reason. 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 and are acceptable.

Plans/Drawings/Information;

This decision relates to the following: Drawings; Site Plan Location Plan Existing attic floor plan Existing roof plan Sheets 1 & 2 Existing Elevations South & East Existing Elevation North & West Existing attic floor sections Proposed roof plan Revision A Proposed Elevations South & East Revision A Proposed attic floor plan Revision A Proposed attic floor sections Proposed Elevations North & West Tower Roof Truss End Bearing Detail Hall Roof Typical Repair Details Slate colour specification Planning Statement and information all received on.0.21. _______________________________________________________________

Interested Person Status

Additional Persons

It is recommended that the following persons should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):

The Isle of Man History and Antiquarian Society as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy. _____________________________________________________________________________ Officer’s Report THE SITE

1.1 The site is the Registered Building, Bishopscourt (RB 1). A large house, formerly the home of the Bishop of Sodor and Mann and thought to have been founded by Bishop Simon (Bishop from 1230 to 1248). The house and remaining estate were sold into private ownership in 1979. The oldest existing section of the building, parts of 'King Orry's Tower', is thought to date from the end of the 14th Century. The property is not located within a conservation area. - 1.2 The Site is not located within a flood risk for tidal and river flooding, the site is however identified as an area of high risk of surface water flooding. The site is designated as an area of archaeological interest in the 1982 Development Plan. THE PROPOSAL

2.1 The application seeks approval for alteration and refurbishment works including the replacement of existing roof to tower and hall sections, replacement of roof slates, reconstruction of chimney stacks and chimney pots; addition of one rainwater pipe and hopper, repointing of stonework and re rending works PLANNING POLICY - 3.1 TOWN AND COUNTRY PLANNING ACT 1999

S16 Registered buildings: supplementary provisions

(3) In considering —

• (a) whether to grant planning approval for development which affects a registered building or its setting, or
• (b) whether to grant registered building consent for any works, the relevant 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.

3.3 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 Strategic Policy 4: Proposals for development must:

• (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest;

General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (g) does not affect adversely the amenity of local residents or the character of the locality;

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.

Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.

3.4 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man

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:-

• o 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;
• o 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;
• o 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).

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 effect upon the building's special interest as a result of several minor works which may individually seem of little consequence.

PLANNING HISTORY

4.2 The site has been the subject of a planning applications, none of which are considered to be materially relevant to the current application.

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Michael Parish Commissioners raised no objection to the application (07.05.21).

5.2 Highways Services indicate there is no highway interest in the application (10.05.21). - 5.3 DEFA Ecosystems have advised that a bat Survey should be undertaken and requested that the survey reports are submitted prior to determination in line with best practise (20.05.21).

• 5.3.1 DEFA Ecosystems provided additional comments stating that the site is of high wildlife value and why bat surveys were required (24.05.21)
• 5.3.2 Further comments were received from DEFA Ecosystems to state that no further action was required as there was no evidence of bats roosting in the roofs where the work is proposed (02.07.21).

5.4 Isle of Man Natural History & Antiquarian Society (IOMNHAS) commented (01.06.21) that the Society view's the current alterations in the context of their being part of the evolutionary history of Bishopscourt. The battlemented facade of the tower has always been both documented and seen on the ground as obscuring the view of the roof line behind. With the proposed steeper pitches of the new roof, the Society believes there should be illustrations / sightlines provided to show that these steeper pitches will also still be hidden from view from the ground, principally the roadside fronting Bishopscourt, with only chimney stacks designed to look like part of the battlements showing. The Society also notes from a 1953 image, attached, that it is possible that part of the existing roof structure may be traditionally Manx slated with diminishing courses / sizes of Manx slates used in upwards progression to the roof pitch. If this still exists and is part of the roof to be altered / rebuilt the Society would prefer that these are kept / replaced in situ or at least fully documented. - 5.5 Manx National Heritage (MNH) were consulted on the application, however no comments were received. ASSESSMENT

6.1 Bishopscourt, (RB1) is a building of clear architectural presence and historic interest, sitting within established grounds. - 6.2 The building's roof is in need of repair and its current condition is impacting upon the property internally. The 'Tower' roof will be reinstated to its previous configuration using traditional finishes and the 'Hall' roof will be re-slated and repairs undertaken where required. There will also be reinstatement of a number of chimney pots and chimney stacks all of which are based on evidence gathered during the research and investigation of the property. The works will also include the removal and possible replacement of some areas of cement render and induction of additional rainwater dispersal measures to help keep the building sufficiently protected against water ingress. - 6.3 A bat survey has been undertaken by the applicant, at the request of DEFA Ecosystems who have confirmed via email (02.07.21) that they are satisfied no further assessments or works are required as part of the application.

6.3 The issues for the application are the preservation of the registered building, its setting or any features of special architectural or historic interest.

6.5 The proposed works will result in the enhancement of the appearance of the building with the restoration of previously removed features, details and roofplan. Traditional materials will be will be used, the only exception to this being the proposed insulation, which will not be visible and will be beneficial in terms of energy efficiency. - 6.6 The Comments provided by IOMNHAS are noted however, the roof structure they refer to in the 1953 picture is the roof of the tower, which was removed and replaced with the existing. The purpose of the application is to reinstate this lost roofscape. It is therefore considered that the points arise by them in terms of visibility of the new pitches is inaccurate as the proposals seek to restore that lost which was obscured from view. - 6.7 The application is so well detailed and thorough that the only conditions required relate to the detailing of the proposed lead flashings and making good of any damage.

CONCLUSION

7.1 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 and is supported. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made: Permitted Date: 30.07.2021 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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