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23/01405/GB Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/01405/GB Applicant : Mr & Mrs David & Ann Giroux Proposal : Alterations including removal of modern extensions, restoration of previous windows and door openings, and alterations to roof (in association with RB consent application 23/01430/CON) Site Address : Holly Lodge Bishopscourt Kirk Michael Isle Of Man IM6 2EZ
Technical Officer: Mr Thomas Sinden Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 19.01.2024 __
Conditions and Notes for Approval
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, traditional materials are being used. The application is therefore judged to be acceptable.
Plans/Drawings/Information;
This decision relates to drawings 6296 PLR0-A, 6296 PLR06, 6296 PLR09-C, 6296 PLR10-B, 6296 PLR12, 6296 PLR13-A, 6296 PLR23 and 6296 PLR24, together with the other supporting information submitted on 18th December 2023.
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23/01405/GB Page 2 of 5
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Interested Person Status - Additional Persons
The DEFA Forestry Officer and 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 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 is concurrent with registered building consent application 23/01430/CON.
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 - (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
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
POLICY RB/3 POLICY RB/5
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23/01405/GB Page 3 of 5
4.0 PLANNING HISTORY
4.1 The following applications have been received for the property:
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: 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 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: No Highways Interest (22.12.2023).
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23/01405/GB Page 4 of 5
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 22/01295 & 22/01310/CON). In line with the Ecosystem Policy Team's previous response to the applications for the alteration of Holly Lodge, in order to comply with Environment Policy 4 and 5 of the Isle of Man Strategic Plan and the Wildlife Act 1990, the Ecosystem Policy Team request that a condition is secured on approval for the development to be undertaken strictly in accordance with the Bat Management Plan by B.A.T Ecological dated November 2021; the identified measures within the report shall be adhered to and implemented in full and maintained thereafter. Particular attention is drawn to sections 3.3, 3.5 and 3.7 of this plan. The applicant should also be aware that as a protected bat roost is present the applicant must get 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. If this application is approved, we request that the applicant get in contact with us on 651577 as soon as possible, and at least 4 weeks before works are due to take place and ideally 2 months before, so that this written advice can be provided. There will be no charge for this. (11.1.2024).
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.
Policy Tests 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 a historic window opening, 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.
7.0 CONCLUSION
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23/01405/GB Page 5 of 5
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, 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:
(a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
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 : 24.01.2024
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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