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23/00209/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00209/B Applicant : Vicars And Wardens Of Rushen Proposal : Installation of window protectors Site Address : St Peters Church Cregneash Isle Of Man IM9 5PT
Registered Buildings Officer: Mr Ross Brazier Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 24.04.2023 __
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 proposals will preserve the setting of the National Heritage Area and character of the proposed conservation area. The proposal meets the tests of Strategic Policy 4, General Policy 2 and of the Isle of Man Strategic Plan 2016 and is considered acceptable.
Plans/Drawings/Information; This Decision relates to the following; Site Plan Location Plan Photo elevations with Plan Guidance note And all other information submitted on 9th February 2023.
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Interested Person Status - Additional Persons
None __
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23/00209/B Page 2 of 3
Officer’s Report
1.0 THE SITE 1.1 The site is St Peter's Church (Cregneash Parish Church), located within the Proposed Cregneash Conservation Area and the Meayll Peninsula and the Calf of Man National Heritage Area. The church was consecrated in late 19th century the land having been donated by the Gawne family. The church is constructed of local stone, simple form of chancel and nave with later additions and a natural slate roof and stained glass windows.
2.0 THE PROPOSAL 2.1 The application proposes to install protective polycarbonate sheeting over all windows.
3.0 PLANNING POLICY 3.1 Strategic Policy 4 states that Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest .
3.2 General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; and (g) does not affect adversely the amenity of local residents or the character of the locality.
3.3 Environment Policy 34: In the maintenance, alteration or extension of pre-1920s buildings, the use of traditional materials will be preferred.
4.0 PLANNING HISTORY 4.1 There are three previous applications on the site. Application 01/01151/B approved the replacement of three stained glass windows to the east elevation. Applications01/01539/B approved the erection of a millennium cross stone within the churchyard and 05/00167/B permitted the Installation of disabled W.C.
5.0 REPRESENTATIONS 5.1 The Department of Infrastructure Highways Division have stated the proposals will have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised that Highway Licences may be necessary for any equipment and materials to be placed within the highway for the duration of the proposed works (08.03.23)
5.2 Rushen Commissioners wished to make no comments to the application (16.03.23.)
6.0 ASSESSMENT 6.1 The issue here is whether the proposed protective covering over the windows would detrimentally impact the building's special character, and whether the works would preserve of enhance the character of the National Heritage Area, its setting and the proposed Conservation Area.
6.2 The windows intended to be protected by the works in this application are single glazed, stained/patterned glass with a mixture of timber and metal frames. It has not been made clear why the covering is considered necessary, however it is usually due to protect against vandalism. The applicants have submitted Diocesan guidance in relation to the installation of polycarbonate sheeting, however it is noted that this is not now in line with Church of England current guidance.
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23/00209/B Page 3 of 3
6.3 Whilst the protective screens will be visible, their impact is not thought to be sufficiently detrimental to the building's appearance, setting of National Heritage Area or character or appearance of the proposed conservation area to warrant refusal. The details provided within the application show that the protective sheeting will have a continuous air gap at the edge to provide ventilation which is necessary to avoid condensation and detrimental impact to the stone fabric, there will also be as additional holes at the head and cill for additional ventilation. Whilst this ventilation will be of benefit, given the high moisture content of the air and the exposed location of the building, it would be beneficial to the future maintenance of the windows to fix the panels in such a way was they can be periodically removed, ideally all fixings should be through mortar joints to avoid damaging . It is suggested that a note be added to any approval to this effect.
7.0 CONCLUSION 7.1 It is judged that the proposal meets the tests of Strategic Policy 4, General Policy 2 and of the Isle of Man Strategic Plan 2016, as the setting of the National Heritage Area, Character of the proposed conservation area is being preserved. It is therefore recommended that the application be approved.
8.0 INTERESTED PERSON 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 Director of Planning and Building Control 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 : 24.04.2023
Determining officer
Signed : J CHANCE
Jennifer Chance
Director of Planning and Building Control
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