8 September 2023 · Delegated - Principal Planner (Jason Singleton)
Bishopscourt Mansion House, Bishopscourt, Kirk Michael, Isle Of Man, IM6 2ez
Bishopscourt Mansion House in Kirk Michael is a historic registered building (RB 1) dating back to the 14th century, suffering from damp in its chapel and wash house wings. The proposal involves installing French drains along the exterior of the west wall of the wash house and reducing ground levels around the chapel p…
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The principal issues were whether the proposals would detrimentally affect the building's special interest, its setting, the character of the surrounding landscape, or impact archaeology.
General Policy 2
General Policy 2 requires development to respect the character, pattern and form of the surrounding area. The officer assessed that the proposals do not adversely affect the character of the surrounding landscape, preserving the registered building's setting.
Strategic Policy 4
Strategic Policy 4 relates to protecting the historic environment. The proposals meet its tests by preserving the building's special interest and setting.
Environment Policy 41
Environment Policy 41 requires archaeological remains to be recorded prior to damage by development on sites of known potential. A condition secures a programme of archaeological work in consultation with Manx National Heritage, addressing the site's archaeological potential.
Time limit
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.
Archaeological investigation
No development shall take place until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation, which has been submitted to and approved in writing by the Department in consultation with Manx National Heritage. The programme of archaeological work shall be fully implemented in accordance with the approved written scheme of investigation. Reason: The information is required prior to development commencing as the site is of known archaeological potential and it is important that archaeological remains are appropriately recorded prior to their damage or destruction by the development in accordance with Environment Policy 41 of The Isle of man Strategic Plan 2016.
Arboricultural Method Statement
Prior to the commencement of any works hereby approved, an Arboricultural Method Statement (AMS), adhering to the recommendations of BS5837:2012 (Trees in relation to design, demolition and construction - recommendations), shall be submitted to and approved in writing by the Department. The AMS should address: 1. Preparatory works for new landscaping 2. How the project arboriculturist and/or construction manager will carry out arboricultural site monitoring, including a schedule of specific site events requiring input or inspection 3. Post landscape maintenance. The agreed protection measures and construction methods shall adhered to in full. Reason: to provide a level of technical detail sufficient to provide a high level of confidence in the outcome for retained trees on the site.
no highways interest in the application
no known ecological constraints with regard to this application
supportive of proposals to reduce ground level around chapel and remove gravel build-up south-west of wash house, subject to archaeological condition
after site visit and revised plans, content subject to Arboricultural Method Statement condition
DEFA Forestry conditionally supports the application subject to an Arboricultural Method Statement to protect the historic yew tree; Manx National Heritage objects without archaeological evaluation and raises ongoing concerns; DEFA Ecosystems has no ecological constraints; DOI Highways has no interest.
Key concern: significant archaeological disturbance to medieval remains, earlier chapel deposits, and possible burials from drain excavations
DEFA Forestry
Conditional No ObjectionYes, if the conditions are met below we would not object to the proposal.; I agree a monitoring condition would be suitable.; If this information is not provided the Directorate will have to object to this application
Conditions requested: Prior to the commencement of any works hereby approved, an Arboricultural Method Statement (AMS), adhering to the recommendations of BS5837:2012 (Trees in relation to design, demolition and construction - recommendations), shall be submitted to and approved in writing by the Department. The AMS should address: 1. Preparatory works for new landscaping 2. How the project arboriculturist and/or construction manager will carry out arboricultural site monitoring, including a schedule of specific site events requiring input or inspection 3. Post landscape maintenance. The agreed protection measures and construction methods shall adhered to in full.
Manx National Heritage
ObjectionIn the absence of both a field evaluation... we must place on record that we cannot at this time support these proposals.; we suggest that the present application be held over or withdrawn pending the resolution of our concerns
Manx National Heritage
Conditional No ObjectionWe are generally supportive of the proposals to reduce, as minimally as possible, the ground level around the chapel; should it resolve to apply a condition securing archaeological works, we would be happy to draw up the necessary archaeological brief
Conditions requested: reduction in ground level around tower undertaken as archaeological exercise rather than by workmen monitored by structural engineer; work to reduce ground level around 'Points Marked A' undertaken under archaeological supervision; old surface drain in Test Pit 2 uncovered for full length and recorded photographically before replacement
DEFA Ecosystems
No ObjectionThere are no known ecological constraints with regard to this application.
Department of Infrastructure (DOI) Highways Division
No CommentNo Highways Interest
