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PLANNING STATEMENT To support a planning application and registered building consent application For the rebuilding and restoration of the Game Larder at BISHOPSCOURT Kirk Michael, Isle of Man IM6 2EZ

Crucial to the proposals detailed below is the extensive work in understanding the historical development of the Game Larder done by archaeologist Fenella Logan. Work to understand the building’s construction issues and the solutions possible was done by Conservation Engineer Margaret Cooke BSc (Hons) CEng MIStructE.

INTRODUCTION

This planning statement supports a request for permission to rebuild and restore an existing Game Larder. The proposed Game Larder will be built with the same footprint and volume of the existing building, retaining and restoring the existing roof structure, maintaining the existing openings and re-using existing rubble stone for rebuilding of the walls where possible.

SITE

The Game Larder is located within the curtilage of Bishopscourt. It is situated north of the West Wing and accessible from a walled, cobbled kitchen courtyard flanked by domestic rooms and buildings. A corner of the Game Larder is attached to the octagonal Dairy next to it. The Game Larder is not connected or tied to the Dariy but rather built against it.

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HISTORY

This Game Larder building contains a wide variety of building materials, suggesting that it was constructed without significant investment using whatever materials were available at the time. It appears that the structure was built in haste, as there are no foundations. In terms of function, there is very little evidence available: the structure is one storey and originally had square openings in both gables. The roof beams are also equipped with old iron hooks. Considering the evidence it is likely that this was a small game larder with a number of windows below and openings in the gable ends above to facilitate air circulation.

A date can be determined for the structure. The building can be found in the Ordnance Survey's first edition, published in 1870 but believed to have been completed in 1868. It does not appear on the Asylum estate plan of 1862, which indicates that the building was constructed between 1863 and 1868. However, there is a possibility that this small outbuilding was omitted by mistake because the plan was primarily created for land survey purposes rather than for architectural purposes. If the structure was an accidental omission from the estate's 1862 plan, the earliest possible date for this structure would then be 1858 as the dressed granite quoins were used for the first time at the time of construction of the chapel in 1858. This would date the structure to a maximum time period of 10 years between 1858 and 1868 and would make this small outbuilding part of the extensive improvements of Bishop Powys (1854-77).

Figure 1 Asylum plan - 1862

                                                                                                                          Figure 2 1st edition Ordnance Survey - 1870

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Construction of the Game Larder occurred in a separate building phase from the construction of the other courtyard buildings and features. The courtyard was laid with cobbles before the Game Larder was constructed, and a small area of cobbles has been removed so the structure can be built. The north wall of the Game Larder, which serves as the back retaining wall of the courtyard, was built during an earlier phase of development. This courtyard wall was originally much higher, and lowered after the Church sold Bishopscourt in the 1976.

The current Game Larder has been rebuilt and modified in several phases. On the north-east side, the door is in its original position. The south-east elevation's opening appears to be its original shape and has not been altered, similarly the south-west elevation's opening appears to be its original size and position. A later phase of work comprises the filling in of the square openings situated in both gable ends. A mix of post-1950's bricks and slightly more modern factory brick and concrete have been used to fill these voids. The same bricks and concrete render used to fill the voids can also be seen around the north-west window on the exterior of the building. Additionally, a concrete render covers the sill of the current opening on the interior. Due to the combination of these elements, it seems reasonable to suggest that on the north- west side an opening has been installed and the Manx stone wall which abuts the structure has also been lowered. As part of this phase, the south-west side glass window is installed within the original opening, along with the south-east and north-west side wooden slat windows. The changes at this stage are possibly the result of the structure being repurposed as a potting shed, which required more light. Based on the suggested age of the brick, it may have been as recent as the 1970s when these changes were made. In the most recent phase, the Game Larder structure has been re-roofed and lead flashing has been added to the east corner. This work looks to be very recent, within the last 10-20 years.

PROPOSAL

Walls

The design for rebuilding of the Game Larder is largely driven by the conservation practice of maintaining evidence of previous openings and the structural design strategy ensuring that the building is structurally sound and secure.

It is proposed that the walls are to be rebuilt on their existing footprint and in matching materials. However, because rubble stone is non-homogenous, weak in tension and prone to movement, the design requires the introduction of hidden internal reinforcement to safely support the opening. The side wall piers will be rebuilt with dense rubble bonding. New timber lintels with increased section depth will be installed to span the openings and a timber moment frame will be installed around the upper openings above the door and window. Horizontal restraints from the walls to the roof will be introduced where necessary.

The internal faces of the Manx stone wall are proposed to be rendered with lime mortar with pebbles embedded and white lime wash over, on account of evidence for this having been the original finish. Lime in mortar and limewash provides some antibacterial properties: because of the alkaline nature of lime, bacteria can’t survive in the material and on the surface. This was a practical feature for the function of the building as the game larder.

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Roof

The existing timber roof structures including the rafters, collar ties and purlins will be carefully lifted, restored and re-instated into the existing location. Horizontal restraints will be introduced to ensure the structural integrity and security of the existing roof and its connections to the re-built walls. Since the current roof covering is a contemporary addition, it is proposed that treated timber battens and counter battens to be added to hang the new roof covering, which will be reclaimed Welsh slate tiles to match the existing. Adding the battens is best practice in roof construction which can help prevent water ingress damaging the internal structure thereby protecting the longevity of the building. The existing roof rafters will be extended to allow for eaves overhanging the roof which would improve the visual proportion of the roof in relation to the building and serve as better weather protection by diverting rainwater away from the surface of the external wall. Along with the extended eaves, new painted timber fascia boards and barge boards at the gable ends are to be introduced, with profiles to match those on the existing Old Engine House at the Bishopscourt. As this is a detail that was found on a humble and utilitarian building on site it is appropriate for the Game Larder - and the same detail has been adopted for other more service buildings on site. New timber tongue-and-groove boards are to be added, serving as both the ceiling and the sarking boards of the roof.

New rainwater goods are to be introduced to the roof to better manage surface water drainage and divert water away from the building. To protect the historic cobble stone courtyard from surface water discharge, a downpipe is only proposed to the north side of the building. A bespoke metal gutter bracket based on late 19th century originals has been designed to make a decorative feature at the same time carry the gutter across the gable end.

Figure 3 Proposed Sections

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Windows and Door

The openings for the windows and door are to remain the same size as existing to maintain the evidence of previous openings. The windows are proposed as metal and set into timber frames, their profiles to match the new Refectory windows for which there was historical evidence on that building. However, instead of glazing, a black steel mesh will be sandwiched between the metal window bars. Both historically and to the present day, game larders have metal mesh in between glazing bars to allow constant ventilation into the building while excluding insects and vermin. Similarly, there are often openings with louvres at high level for ventilation purposes. To be true to the functionality of a Game Larder, both features are incorporated into the re-building of this structure.

                                         Figure 4 Historical game larder window and vent at Mount Stuart House

The door, situated in the existing opening, is proposed as a traditional timber door with an opening above and timber vertical boards below, with metal strap hinges. Similar to the windows of the Game Larder, the opening in the door will not be glazed but covered with metal mesh to allow for ventilation.

The proposal was developed alongside consultations with historic metal window specialist ARK, who have already supplied new metal windows at Bishopscourt, to ensure the design and detail is historically accurate and buildable.

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Figure 5 Proposed Elevations

Floor

Currently, the historic floor in the Game Larder is covered with modern concrete. The historic floor is proposed to be re-instated in accordance with evidence revealed during construction. According to the archaeologist’s initial investigation, the original floor is likely to be earth, flagstones, cobbles or brick.

SUMMARY

The proposal for the rebuilding and restoration of the Game Larder is aimed at maintaining as much as the historic fabric, construction evidence and original features as possible whilst improving its structural integrity and removing inappropriate modern materials. The design is true to the functionality of a game larder and incorporates features consistent with the other buildings at Bishopscourt.

RK/6296 SYZ November 2025