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                                      24/00253/CON                                     Page  1  of  6

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/00253/CON Applicant : Mr & Mrs Ann And David Giroux Proposal : Registered Building consent for internal alterations, removal of non-historic extensions, restoration of window and door openings and alterations to roof - RB23 (in association with 24/00252/GB) Site Address : Holly Lodge (Refectory) Bishopscourt Kirk Michael Isle Of Man IM6 2EZ

Technical Officer: Thomas Sinden Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 22.04.2024 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. 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.

This application has been recommended for approval for the following reason. The application is in accordance with Section 16 of the Town and Country Act 1999 as the building's special interest is being preserved. The application also meets the tests of Planning Policy Statement 1/01 as well as Strategic Policy 4, Environment Policy 32 and Environment Policy 34 of the IOM Strategic Plan 2016 as the building is being protected, preserved and in part enhanced, and traditional materials are being used. The application is therefore judged to be acceptable.

Plans/Drawings/Information; This decision relates to drawings 6296 PLR0-D, 6296 PLR04-G, 6296 PLR09-D, 6296 PLR10-C and 6296 PLR13-C, together with the other supporting information submitted on 14th March 2024 and 16th April 2024.

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Interested Person Status - Additional Persons

The DEFA Ecosystem Policy Officer cannot be awarded interested party status as per section 3.2.4 of the policy. __

Officer’s Report

1.0 THE SITE 1.1 The site is Holly Lodge, a registered building (RB 23). The building was built in 1856-57 as a model school under the guidance of Bishop Powys' niece Georgina Gore Currie. It is almost certainly the case that the adjacent Lodge, also known as Fox Cottage or simply The Cottage, was already constructed by this time. From 1874, the Bishop Wilson Theological College was housed within the main building, and during the 20th century Holly Lodge was used as the school's Refectory - a name by which the building is still known in some records. The building has a special historic interest with the part it plays in the history of the Bishopscourt complex. Although there have been several unfortunate alterations, the building has retained numerous elements of historic fabric and architectural detailing that also provide a special architectural interest. The property is not located within a conservation area.

2.0 THE PROPOSAL 2.1 This application seeks registered building consent to undertake substantial alterations to the building. The existing north-easterly two storey wing, added in 1975, is proposed to be removed. The existing single storey dining room and garden room, dating from the mid-20th century and 1984 respectively, are also proposed to be removed. The intention is to return the building's plan form to how it is understood to have been when constructed in the 1860s. This would include the restoration of the arched openings in the main room, and bringing two of the four historic flues back in to use. It is also proposed to remove several existing doors and windows, and install replacements intended to be more historically appropriate in form and material. This application differs from the most recent previously approved scheme in that this proposal includes the reinstatement of a pair of windows on the south elevation. The historic stone surround for these windows has been found in a property nearby, and has been offered back to the new owners of Bishopscourt, which is why this element was not included on the previous scheme.

3.0 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.

3.2 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.

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Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.

3.3 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.

4.0 PLANNING HISTORY 4.1 The following applications have been received for the property:

Reference Number: 23/01405/GB Status: Permitted Proposal: Alterations including removal of modern extensions, restoration of previous windows and door openings, and alterations to roof.

Reference Number: 23/01430/CON Status: Permitted

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                                      24/00253/CON                                     Page  4  of  6

Proposal: Internal alterations, removal of non-historic extensions, restoration of window and door openings and alterations to roof.

Reference Number: 22/01310/CON Status: Permitted Proposal: Registered Building Consent for alterations and renovation works to property - RB23 (in association with 22/01295/GB)

Reference Number: 22/01295/GB Status: Permitted Proposal: Alterations and renovation works to property, and alterations to site accesses (in association with RB application 22/01310/CON)

Reference Number: 20/01171/CON Status: Permitted Proposal: Registered Building Consent for the creation of first floor shower room (retrospective)

• RB 23

Reference Number: 12/01014/GB Status: Permitted Proposal: Installation of replacement windows to ground floor (In association with 12/01015/CON)

Reference Number: 12/01015/CON Status: Permitted Proposal: Registered Building consent for the installation of replacement windows to ground floor (In association with 12/01014/GB) Registered Building Nos. 23

Reference Number: 07/01837/B Status: Permitted Proposal: Creation of a new access

Reference Number: 96/00973/B Status: Permitted Proposal: Demolition of garden stores and erection of garage, Bishops Court, Kirk Michael.

Reference Number: 94/00029/B Status: Permitted Proposal: Internal alterations, Bishopscourt, Michael/Ballaugh.

Reference Number: 91/00765/B Status: Permitted Proposal: Replacement of dormer windows, Holly Lodge, Bishopscourt, Michael.

Reference Number: 84/00920/B Status: Permitted Proposal: Construction of replacement conservatory, The Refectory, Bishopscourt, Michael Parish

5.0 REPRESENTATIONS 5.1 The DEFA Ecosystem Policy Officer: Previous bat surveys by B.A.T Ecological found roosting bats around the roof of Holly Lodge, and the attached Management Plan was written and subsequently submitted in support of the previous planning applications for this site (PA 23/01405/GB, PA 23/01430/CON, 22/01295 & 22/01310/CON). The applicant is aware that the works must be undertaken in line with the attached management plan and the requirement to

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obtain statutory written advice from the DEFA Ecosystem Policy Team prior to works starting, in line with sections 9 and 10 of the Wildlife Act 1990 (4.4.2024).

6.0 ASSESSMENT Statutory Test 6.1 Section 16 of the Act states that 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." In this instance, the application proposes to make alterations that will impact the features of special architectural interest within this registered building. The proposal to remove modern additions, restore the historic openings, the reintroduction of historic stoves, together the partial restoration of the historic plan form are all judged to preserve the special features of the building. With this in mind, it is judged that the application passes the statutory test.

Policy Tests 6.2 The application includes documents outlining the building's history, the date of the alterations and extensions as close as they are known, and a rationale for the proposed works. In the 20th century the building was sold off from the Bishopscourt Estate and used as an independent dwelling. The property has recently been purchased by the owners of the main Bishopscourt House, and the intention is to return both the Refectory and the adjacent Lodge (also known as Fox Cottage) back to part of the Bishopscourt complex.

6.3 Although there is a clear and stated intention for the Bishopscourt site as a whole, this application only concerns Holly Lodge - also known as the Refectory - registered building number 23. Externally, the application seeks consent to remove the two storey north-east wing, the single storey dining room and garden room, and the first floor dormer windows on the road facing elevation. The existing windows are also proposed to be replaced with metal framed units, a pair of ground floor windows on the south elevation are proposed to be reinstated, and three external doors replaced with painted timber doors. All of the alterations externally are intended to restore building's appearance to that understood to have been the case in the 1860s. The removal of the unsympathetic additions is considered to be positive, and will restore much of the building's historic form and balance. When considered alongside the proposed use of traditional and appropriate materials for replacement windows and doors, the external alterations are judged to enhance the building's special architectural interest, and to preserve the building's special historic interest.

6.4 Internally, the application proposes significant alterations to the current plan form. At first floor level, a single bedroom is proposed to be accommodated in the rear wing, a bathroom accommodated above the ground floor central corridor, and the remaining areas opened up to create void spaces above the sitting room, dining room and the gable of the kitchen. As the building was constructed as a school house in the 19th century, and is now proposed to continue in its established use as a dwelling, the plan form is clearly not being returned fully to its historic state. However, the significant reduction in the building's overall plan form, and the creation of void spaces above the sitting room and dining rooms, is considered to be positive as it will allow the historic form and internal spaces to be better appreciated. This current application now includes an intention to expose two internal arches, and to reuse two historic flues. Overall, as the alterations are evidence-based following a significant amount of research in to the building's historic layout, the proposed internal alterations are judged to preserve and in part enhance the building's architectural and historic special interest.

7.0 CONCLUSION 7.1 The application is judged to be in accordance with section 16 of the Town and Country Act 1999 as the building's special interest is being preserved. The application is also judged to meet the tests of planning policy statement 1/01 as well as strategic policy 4, environment policy 32 and environment policy 34 of the IOM Strategic Plan 2016 as the building is being

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protected, preserved, partly enhanced, and traditional materials are being used. It is therefore recommended that the application is approved.

8.0 INTERESTED PERSONS STATUS 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) Manx National Heritage; and (c) The local authority in whose district the land the subject of the application is situated

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 : 24.04.2024

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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