DEC Officer Report

Application No.: 21/01414/GB Applicant: Mrs A Giroux Proposal: Re roofing works to building which will retain existing slates and historic fabric and remove unsympathetic modern repairs and alterations (in association with PA 21/01416/CON) 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: 02.02.2022 _________________________________________________________________

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. The development hereby approved shall be carried out in strict accordance with the submitted mitigation scheme and method statement the Bat Management Plan by B.A.T Ecological dated November 2021 to provide appropriate mitigation for bats. The identified measures within the report shall be adhered to and implemented in full and maintained thereafter Reason: To safeguard a statutorily protected species.

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 Site Plan Park 6296 PL02A Site Plan House 6296 PL03A

Existing Roof Location Plan 6296 PL200 Proposed Roof Location Plan 6296 PL201 Existing Hall Roof Plan 6296 PL202 Proposed Hall Roof Plan 6296 PL203 Existing West Wing Roof Plan 6296 PL204 Proposed West Wing Roof Plan 6296 PL205 Existing Chapel and Herring House Roof 6296 PL206 Proposed Chapel and Herring House Roof 6296 PL207 Existing Morning Room Roof R34 6296 PL208 Proposed Morning Room Roof R34 6296 PL209 Existing Porch Roof R18 6296 PL210 Proposed Porch Roof R18 6296 PL211 Existing Flat Roof R05 6296 PL212 Proposed Flat Roof R05 6296 PL213

• Existing Valley Gutter 4 6296 PL214

• Proposed Valley Gutter 4 6296 PL215

Existing Valley Gutter 5 6296 PL216

• Proposed Valley Gutter 5 6296 PL217

Existing Valley Gutter 6 6296 PL218

• Proposed Valley Gutter 6 6296 PL219 Existing Chimney CH11 6296 PL220 Proposed Chimney CH11 6296 PL221 Condition Survey Roof 6296 PL300

• Condition Survey North Elevation 1B 6296 PL303
• Condition Survey North Elevation 1C 6296 PL304 Condition Survey East Elevation 1 6296 PL305 Condition Survey East Elevation 3 6296 PL307

• Condition Survey South Elevation 1A 6296 PL308
• Condition Survey South Elevation 1B 6296 PL309

• Condition Survey West Elevation 1A 6296 PL311
• Condition Survey West Elevation 1B 6296 PL312 Condition Survey West Elevation 2 6296 PL313 Condition Survey Additional Elevations 6296 PL314 Roof Condition Survey and Schedule of works November 2021 Planning and Heritage Statement November 2021 Bat Management Plan by B.A.T Ecological November 2021 And all information all received on 25.11.21 and 05.01.22 _______________________________________________________________

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 proposals seek planning approval for re-roofing works to building which will retain existing slates and historic fabric and remove unsympathetic modern repairs and alterations (in association with 21/01416/CON). 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

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

Reference Number: 21/01301/GB Status: Permitted Proposal: Alterations to Tower roof involving removal of modern roof and chimney and reinstatement of slate roof, dormer window and chimneys (in association with 21/01300/CON)

Reference Number: 21/01300/CON Status: Permitted 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.

Reference Number: 21/01297/B Status: Pending Consideration Proposal: Proposed land drains (French drains) on the external perimeter of the Chapel of St. Nicholas and along the exterior of the west wall of the Wash House wing.

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

5.1 Michael Parish Commissioners made no objection to the application (14.12.21)

5.2 Highways Services indicated there is no highway interest in the application (16.12.21) and again on (06.01.22) in relation to additional drawing submitted. - 5.3 DEFA Ecosystems have advised that the bat survey report dated July 2021 by B.A.T Ecological identified evidence of bats, bat roosts and bat access points at various locations at Bishopscourt and that the development must be undertaken strictly in accordance with the Bat Management Plan by B.A.T Ecological dated November 2021; the identified measures within the report shall be adhered to and implemented in full and maintained thereafter. They also noted the potential for nesting birds which are also protected (04.01.22).

5.5 Manx National Heritage (MNH) were consulted (05.01.22) but provided no comments. ASSESSMENT - 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 the current condition of the roofs are 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 that were further revised by applications 21/01300/CON and 21/01301/GB. The current proposals seek to undertake works to the remaining roofs that require repair and removal of previous recent unsympathetic repairs and alterations, existing slates will be reused where possible and where new slates are required they will be the same Penrhyn heather slates specified under previous applications with the exception of the chapel roof which is covered in a Westmorland slate again taking the approach of reuse and only using new where necessary. Missing historic detailing will be restored including missing chimney stacks, crenelations, metal rainwater goods. Insulation will also be introduced as part of the works to provide appropriate energy efficiency measures using materials appropriate to traditionally constructed and historic buildings.

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 Building's historic roof detailing. Traditional materials will be will be used where reinstatement is occurring replacing unsympathetic materials used as part of previous works. The works will result in an improved appearance of the building as a whole with reinstatement of appropriate materials details and finishes. It is considered that the works in general will preserve the registered building.

• CONCLUSION
• 7.1 The proposals are considered to be beneficial to the building helping to preserve it and will preserve the building and 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 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 : 04.02.2022 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.