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Application No.: 21/01300/CON Applicant: Mr David Giroux Proposal: Registered Building consent for alterations to Tower roof involving the removal of modern roof and chimney and reinstatement of slate roof, former window, flued stone chimneys, stone gable wall, attic layout and water goods (in association with 21/01301/GB) Registered Building Nos. 01 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: 07.01.2022 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
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.
Reason: to ensure the satisfactory preservation of this registered building 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; Conditions This decision relates to the following: Location Plan no.6296 PL01 Site Plan Park no.6296 PL02 A Site Plan House no.6296 PL03 A Existing Tower Roof Plan no.6296 PL177 Proposed Tower Roof Plan no.6296 PL178 Existing Attic Plan no.6296 PL179 Demolition and Proposed Attic Plan no.6296 PL180 Existing Tower Roof Section A no.6296 PL181 Demolition Tower Roof Section A no.6296 PL182
Additional Persons
DOI Highways have not indicated any land that they own that would be impacted on by the development and are not afforded IPS as a Government Department under the RB Regs. _____________________________________________________________________________
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.
2.1 The proposals seek registered building consent for alterations to the tower roof involving the removal of mid-20th Century roof and chimney and reinstatement of slate roof, dormer window, stone capped chimneys, stone gable wall, attic layout and rainwater goods (in association with 21/01301/GB). PLANNING POLICY - 3.1 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions
(3) In considering —
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;
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:-
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.
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;
Reference Number: 21/01160/CON Status: Permitted Proposal: Registered building consent for installation of replacement roof tiles RB No. 1 Reference Number: 21/01164/GB Status: Permitted Proposal: Installation of replacement roof tiles (in association with 21/01160/CON) RB No. 1 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Michael Parish Commissioners were consulted but made no comment to the application
5.2 Highways Services indicated there is no highway interest in the application (19.11.21). - 5.3 DEFA Ecosystems have advised that the bat report by B.A.T. Ecological dated July 2021 states that no bats were identified roosting in the tower section of Bishopcourt (01.12.21).
5.4 Manx National Heritage (MNH) were consulted on 01/12/21 and reminder sent 23.12.21 but have not provided comments, it is therefore considered they do not wish to make any comments.
6.1 Bishopscourt, (RB1) is a building of clear architectural presence and historic interest, sitting within established grounds. - 6.2 The building is in general 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 current proposals seek to alter the previously approved scheme for the tower roof and replicate more precisely the lost historic arrangement. The roof will be constructed using traditional timber trusses, purlins and rafters, with insulation in between and above the timbers. The roof coverings will be the same Penrhyn heather slates specified for the remainder of the roofs at Bishopscourt, with traditional lead flashings and lead- lined gutters. The position and pitch of the original roof has been revealed by the opening-up works on the north side of the attic, indicating the height of the lost beam and valley gutter and the location of the slates. The works will also include the reinstatement of a lost dormer window and chimney stacks. Modern inappropriate uPVC roof lights will be removed and replace with conservation rooflights. Insulation will also be introduced as part of the works to provide appropriate energy efficiency measures. - 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 restoration of the tower's historic roof detailing, a double pitched roof. Traditional materials will be will be used where reinstatement is occurring. The roof given the parapetted nature of the tower will not actually be visible from ground level. It is considered that the works in general will preserve the registered building. 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 (Registered Buildings) Regulations 2013 (As Amended), the following are automatically interested persons:
8.2 The Decision maker must determine whether there are other persons to those listed above who should be given Interested Person Status.
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: 07.01.2022 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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