11 January 2023 · Delegated - Principal Planner (Jason Singleton)
Fox Cottage, Bishopscourt, Kirk Michael, Isle Of Man, IM6 2ez
The proposal involves renovating Fox Cottage, a registered building with historic ties to Bishopscourt, by demolishing a modern 1991 extension (bathroom, kitchen, bedroom, conservatory) and replacing it with a larger single storey extension featuring a pitched slate roof, hipped lead roof, and flat lead roof linking to…
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The officer assessed whether the proposals would detrimentally affect the building's special architectural and historic 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 the proposals preserve and partly enhance the special interest through restoration and appropriate replacements.
Strategic Policy 4
Requires proposals to protect or enhance the fabric and setting of Registered Buildings. Assessed as met since the building is protected, preserved, and enhanced.
Environment Policy 32
Prohibits extensions or alterations that detrimentally affect a Registered Building's special character. The extension's design was judged not to detrimentally affect character due to massing and subordination to historic form.
Environment Policy 34
Prefers traditional materials for pre-1920 buildings. Proposals use natural slate, lead, lime render, timber sash windows, and cast iron gutters, enhancing special interest.
RB/3 General Criteria Applied in Considering Registered Building Applications
Considers building importance, physical features, and setting. Special interest from historic form and Bishopscourt context preserved; modern elements replaced appropriately.
RB/5 Alterations and Extensions
Presumption against alterations unless justified; requires demonstration of necessity and impact assessment. Proposals justified via heritage statement; cumulative effects considered minimal.
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
no surface water runoff on to the public highway should be permitted
Highway Services Division has no highways interest in the application and does not oppose it. DOI Drainage raises concerns about surface water runoff onto the highway and lack of information on ground levels and controls.
Key concern: surface water runoff onto public highway contravening Section 58 of the Highway Act 1986
Highway Services Division
No Objectionthere is no Highways HDC interest (NHI) in: 22/01311/CON; Highway Services HDC does not oppose (DNO)
Highway Services Division
No Objectionthis application remains No Highways HDC interest as per response sent 11/11/2022
DOI Drainage
Conditional No 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.; Recommendation: 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.
Conditions requested: 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
DOI Drainage
Conditional No 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.
