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Application No.: 24/91083/GB Applicant: Mr & Mrs Ann & David Giroux Proposal: Alterations including the installation of roof maintenance access system and construction of a new chimney stack on gable of Bake House (in association with RB consent application 24/01100/CON). Site Address: Bishopscourt Mansion House Bishopscourt Kirk Michael Isle Of Man IM6 2EZ Technical Officer: Tom Sinden Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.01.2025 _________________________________________________________________
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.
It is judged that the proposals within this application would pass the tests of section 16 of the Act as the building's setting and features of special interest are being preserved by the reintroduction of the Bake House Chimney and the proposed lintel works. Although the proposed roof maintenance system would add a modern element that would be partially visible on the building's roofs, the position and form of the system is judged to be such that the building's overall special interest would not be significantly harmed. The application is also judged to be in accordance with Strategic Policy 4, General Policy 2, and Environment Policies 32 and 34 of the Strategic Plan as the proposals would protect and preserve the special interest of the registered building and its setting, respect the site and surroundings, and traditional materials are being used for the chimney and replacement lintels. The application is therefore judged to be acceptable.
Plans/Drawings/Information;
This decision relates to the following ADAM Architecture drawings, all received on 11.10.2024: 6296 PL1000;
This decision also relates to Integral Engineering Design drawings: 1405-INT-BH-ZZ-DR-S-0010 S1-P01 received 10.12.2024; 1405-INT-BH-ZZ-DR-S-0015 S1-P01 received 10.12.2024; 1405-INT-BH-ZZ-DR-S-0020 S1-P01 received 10.12.2024; 1405 SK002 received 10.12.2024; 1405 SK016 received 10.12.2024 and 1405 SK012 received 18.12.2024
_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: D.O.I. Highways - No objection _________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The site is Bishopscourt, a registered building (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, part 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.
2.0 THE PROPOSAL - 2.1 This application seeks approval to construct a chimney on the gable of the Bake House, install a roof maintenance access system on the main building, and replace numerous existing lintels on all elevations of the building.
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 - 3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 General Policy 2 Strategic Policy 4 Environment Policy 32 Environment Policy 34
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/5
4.0 OTHER MATERIAL CONSIDERATIONS - 4.1 Isle Of Man Renewable Heating Scenarios (January 2022): Key Targets:
4.2 Isle Of Man Future Energy Scenarios (2020), in which the Isle of Man Government launched its Future Energy Scenarios Strategy to determine the pathways to meet the following: "Key Targets - To ensure 75% of the island's electricity is generated from renewable sources by 2035 and to deliver net zero emissions by 2050." - 4.3 Climate Change Act 2021 - sets out the legal requirement; "to make provision for the setting of interim targets for the reduction of greenhouse gas emissions; to make provision about the mitigation of climate change and the enhancement of natural carbon storage; to impose climate change duties on public bodies; to make provision for energy generation and energy use and for the reduction and recycling of waste; and for connected purposes". - 4.4 Climate change plan 2022-2027 - Statutory document for climate change which seeks to reduce greenhouse gasses across the Island to become a carbon neutral Island by 2050 and meet interim targets of a 35% reduction in emissions by 2030 and 45% by 2035 and is expected to affect various economic, social and environmental factors.
5.0 PLANNING HISTORY - 5.1 Prior to 2020, there are a number of historic application at the property that are not judged to be relevant to the current application. Since the current owners purchased the property, RB consent and planning approval was granted for replacement roofs to the tower, hall and west wing (21/01300/CON, 21/01301/GB, 21/01414/GB and 21/01416/CON). Applications 22/00446/GB and 22/00328/CON permitted the removal of an external staircase, various structural repair works and extensive internal repair and restoration works. 22/00773/CON approved the restorations to the tower crenellations, while application 22/01168/CON approved the installation of replacement windows. Applications 23/00253/CON and 23/00254/GB permitted further alterations internally, alterations to external openings and the installation of a dormer. Application 21/01297/B permitted ground level alterations and drainage. Most recently, applications 24/00341/GB and 24/00342/CON permitted the replacement of a modern garage on the building's south elevation with a single storey flat roof garage with a parapet wall.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the Department's website. This report contains summaries only. - 6.1 DOI Highways - After reviewing this Application, Highway Services HDC finds it to have no highways interest (24.10.2024). - 6.2 Manx National Heritage (MNH) were consulted on 18.10.2024 and 12.12.2024 following the receipt of additional information. At the time of writing this report (6.1.2025), no
7.0 ASSESSMENT Statutory Test - 7.1 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 construct a chimney on the gable of the Bake House, install a roof maintenance access system on the main building, and replace numerous existing lintels on all elevations of the building. - 7.2 Bake House Chimney The application has been supported by a planning statement that includes various historic images and plans showing the former existence of a chimney on the Bake House gable. Evidence shows that the overall plan form of the Bake House was reduced in the 1940s, and the current gable wall above first floor joist level is believed to date from this time (constructed off a historic wall below). Rather than reinstate the full extent of the Bake House plan form, which would have unknown repercussions in the ground and immediate vicinity, it is now proposed to construct a stone chimney on the existing gable to serve a newly constructed baking oven. Given that the chimney is proposed to be constructed off a wall that is in itself a reconstruction of the historic gable wall, it is judged that the introduction of the chimney would preserve the building's special architectural and special historic interest. - 7.3 Repair and Replacement of Lintels Analysis of the condition of the existing lintels around the main building has been undertaken by the project's design team. This application proposes to replace the non-historic lintels and brick-formed arched lintels with locally sourced stone lintels. In addition to this, the existing historic lintels that show signs of cracking would be provided with additional support in the form of metal angle bracket. A thin band of lime render would then be introduced as a reveal around these openings. In terms of the building's special architectural interest, it is judged that the replacement of non-historic lintels in the manner proposed with local stone lintels would be acceptable and give a greater continuity of finish across the building's elevations. Whilst the used of metal angle brackets would introduce a non-historic element, given that their introduction would enable the building's historic lintels to remain in place, this proposal is something that is judged to preserve the building's special architectural interest. - 7.4 Roof Access System It is proposed to install various 'mansafe' maintenance ladders, together with fixing points for fall arrest equipment, to facility to safe maintenance and upkeep of the high-level roofs. The installation would include the introduction of additional structure to accommodate the system; however this structure would not be externally visible and is therefore being assessed within the concurrent registered building consent application. The ladders and their associated fixings are proposed to be finished in black, and whilst this will be visible against the natural slate roofs, it is judged that these obviously modern and functional elements will not detract from the historic building given the scale and massing of the complex. Policy Tests - 7.5 As discussed in sections 7.1 to 7.4, this application consists of multiple elements. The construction of a chimney on the existing Bake House gable wall will reintroduce an element that has been shown to be present in historic images of the building (although the gable is not now in the same position as it was when the chimney was present). As such, the proposed
8.0 CONCLUSION - 8.1 It is judged that the proposals within this application would pass the tests of section 16 of the Act as the building's setting and features of special interest are being preserved by the reintroduction of the Bake House Chimney and the proposed lintel works. Although the proposed roof maintenance system would add a modern element that would be partially visible on the building's roofs, the position and form of the system is judged to be such that the building's overall special interest would not be significantly harmed. The application is also judged to be in accordance with Strategic Policy 4, General Policy 2, and Environment Policies 32 and 34 of the Strategic Plan as the proposals would protect and preserve the special interest of the registered building and its setting, respect the site and surroundings, and traditional materials are being used for the chimney and replacement lintels. The application is therefore recommended for approval.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 9.2 Article A10 sets out that the right to appeal is available to:
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in
a professional capacity they cannot be given the Right to Appeal.
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, and/or rights to appeal.
Decision Made : Permitted Date : 06.01.2025 Determining Officer
Signed : S BUTLER Stephen Butler Head of Development Management
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