DEC Officer Report

Application No.: 21/01164/GB Applicant: Mr David Giroux Proposal: Installation of replacement roof tiles (in association with 21/01160/CON) RB No. 1 Site Address: Bishopscourt Mansion House Bishopscourt Kirk Michael Isle Of Man IM6 2EZ Registered Buildings Officer: Mr Ross Brazier Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.12.2021 _________________________________________________________________

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.

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: Location Plan: 6296 PL01 Existing Roof Plan: 6296 PL175 Proposed Roof Plan: 6296 PL176A Planning Statement And information all received on 07.10.21. & 22.10.21 _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

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 planning approval to change the specification of the replacement slates over the Tower and Hall roof to Penrhyn Heather as approved by 21/00367/CON and 21/00366/GB to match the original and in light of the most recent survey and analysis. It also seeks approval to renew the roof coverings on all the roofs over the Mansion house (except the chapel) with new and reclaimed Penrhyn Heather slates, matching the colour of the original slates. 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

4.1 The site has been subject of a number of applications since being registered those considered of note to this case are the following;

• 21/00366/GB Status: Permitted 02.08.2021 Description: 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)
• 21/00367/CON Status: Permitted 02.08.2021 Description: Registered Building consent 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 (in association with 21/00366/GB) Registered Building Nos.1 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 (07.11.21).

5.2 Highways Services indicate there is no highway interest in the application (22.10.21). - 5.3 DEFA Ecosystems have advised no legally protected bats have been identified roosting in the section of the building proposed for re-roofing as shown in Drawing No. 6296 PL176A dated October 2021 (02.11.21).

5.5 Manx National Heritage (MNH) stated they did not wish to make any comments in regard to this application (01.12.21) 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. Works to address these issue on the Tower and hall roofs were recently approved under applications 21/00367/CON and 21/00366/GB the proposals seek to alter the previously approved slate colour from a Penrhyn Grey to a Penrhyn Heather.

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. Traditional materials will be will be used the main focus of this application being a change to the approved slate colour and approval to use this choice of slate upon other roof slopes of this property. 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.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management 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 : 02.12.2021 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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