11 January 2023 · Delegated - Principal Planner (Jason Singleton)
Holly Lodge, Bishopscourt, Kirk Michael, Isle Of Man, IM6 2ez
The proposal seeks to renovate Holly Lodge, a registered building with special historic and architectural interest as part of the Bishopscourt complex, by demolishing a 1975 two-storey wing, mid-20th century dining room, 1984 garden room, and inappropriate dormer windows, and replacing doors and windows with historical…
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The officer determined that the proposals would not detrimentally affect the building's special historic and architectural interest, as required by section 16 of the Town and Country Planning Act 1999…
Town and Country Planning Act 1999 Section 16 Registered buildings: supplementary provisions
Requires special regard to preserving the building or its setting or features of special architectural or historic interest. The officer found external removals and material replacements restore historic form and enhance interest, while internal changes preserve and partly enhance it.
Strategic Policy 4
Proposals must protect or enhance the fabric and setting of Registered Buildings. Assessed as compliant through protection, preservation and partial enhancement of RB23.
Environment Policy 32
Extensions or alterations detrimental to a Registered Building's special character not permitted. Proposals avoid detriment by removing inappropriate additions and using sympathetic designs.
Environment Policy 34
Traditional materials preferred for pre-1920 buildings. Replacement windows (metal-framed) and doors (painted timber) meet this preference.
RB/3 General Criteria Applied in Considering Registered Building Applications
Considers building's importance, physical features, and setting. Application justified works via history documents, addressing historic fabric retention and local context within Bishopscourt.
RB/5 Alterations and Extensions
Presumption against alterations affecting special character unless justified. Detailed rationale in Heritage Statement overcame presumption, with no cumulative harm from prior works.
Time limit
The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent. 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.
no highways interest in the application
Highway Services Division confirmed no highways interest (NHI) with no significant negative impact. Flood Risk Management Division issued DNOC recommending flood resistant materials. DOI Highways Drainage raised concerns about surface water runoff onto the highway due to missing ground level details and lack of communication on compliance.
Key concern: surface water runoff onto public highway contravening Highway Act 1986
Highway Services Division
No Objectionthere is no Highways HDC interest (NHI) in: 22/01310/CON
Department of Infrastructure Flood Risk Management Division
Conditional No ObjectionDNOC; The proposed area of works are in a flood zone (surface water ponding). It is recommended that flood resistant materials are used and services are flood resistant.
Conditions requested: flood resistant materials are used and services are flood resistant
DOI Highways Drainage
ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.; At the boundary between the property and highway there is no indication of ground levels and therefor no indication of ground water flows and their controls, if required, to prevent surface water flows from entering onto the highway.
Highway Services Division
No ObjectionHighway Services have no further comment to add to those made on 11/11/2022 and the application remains NHI.
DOI Highways Drainage
ObjectionThe department has had no communication as to the detail of the reinstatement of the original entrance and therefor compliance with the two conditions regarding surface water discharges onto the highway.
