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Application No.: 24/00252/GB Applicant: Mr And Mrs Ann And David Giroux Proposal: Alterations including removal of modern extensions, restoration of historic window and door openings, and alterations to roof (in association with RB consent application 24/00253/CON). Site Address: Holly Lodge (Refectory) Bishopscourt Kirk Michael Isle Of Man IM6 2EZ Technical Officer: Thomas Sinden Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 22.04.2024
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.
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, General Policy 2, Environment Policy 32 and Environment Policy 34 of the IOM Strategic Plan 2016 as the building is being protected, preserved, partly 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.
_______________________________________________________________ Interested Person Status – Additional Persons
The DEFA Ecosystem Policy Officer cannot be awarded interested party status as per section
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 proposes alterations including removal of modern extensions, restoration of previous windows and door openings, and alterations to the roof. The application forms an amendment to previously approved 22/01295/GB and 24/01405/GB, and is concurrent with registered building consent application 23/00253/CON. This application differs from the most recent previously approved scheme in only one respect externally, in that this proposal includes the reinstatement of a pair of windows on the south elevation.
3.0 PLANNING POLICY The site is in an area with a high likelihood of surface water flooding. - 3.1 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions
(3) In considering —
3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016
General Policy 2 Strategic Policy 4 Infrastructure Policy 5 Environment Policy 32 & 34 Community Policy 7, 10 & 11.
3.3 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man
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 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)
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
Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 The Department of Infrastructure Highways Division: Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking. (22.3.2024).
5.2 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 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, 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.
6.2 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, and three external doors replaced with painted timber doors. This amended application also seeks to restore historic window openings, and block up the existing rear door and finish the wall in local stone to match the rest of the building. 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 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.
6.3 Whilst the site is noted as being at risk of surface water flooding, it is considered that the proposals will not significantly change the resilience or susceptibility of the site and surrounding area from flooding and as such, this is not considered to be a reason to refuse the application in this case. - 6.4 Given the nature and scale of the proposals, the application is judged to comply with Infrastructure Policy 5 and Community Policies 7, 10 and 11 of the IOM Strategic Plan 2016.
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, general policy 2, environment policy 32 and environment policy 34 of the IOM Strategic Plan 2016 as the building is being 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 (Development Procedure) Order 2019, the following persons are automatically interested persons:
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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