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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/00656/B Applicant : The Vicar & Wardens Of St Germans Cathedral Proposal : Variation of condition four of PA 14/00066/GB, Erection of a two storey cloister building connected to the Cathedral by two single storey glazed links, to provide facilities ancillary to the use of the Cathedral, to allow occupation of the three apartments to include staff and volunteers associated with the cathedral (in association with 18/00657/CON) Site Address : Cathedral Isle Of Man (formerly St Germans Cathedral) Derby Road Peel Isle Of Man IM5 1HH

Principal Planner: Miss S E Corlett Photo Taken :

Site Visit :

Expected Decision Level : Planning Committee

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 13.08.2018 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. No external finishes may be applied until such times as a sample panel of all external facing materials to be used has been erected on site and approved in writing by the Department. The approved sample panel shall be kept on site for reference until the development is completed. The development shall not be carried out unless in accordance with the approved details.

Reason: in the interests of the character and appearance of the site and surrounding area.

C 2. The occupation of the three apartments hereby approved shall be limited to persons who are members of the clergy, interns/students associated with the Peel Cathedral, staff and volunteers of the Cathedral and in all cases, any resident dependants.

Reason: the site is designated as "Church" and where residential development not associated with the Cathedral would not normally be approved.

C 3. The protective fences required to be erected as part of the approval of 14/00066/GB must be retained on site until the development is completed and the protected areas are to be kept clear of any building, plant, equipment, material, debris and trenching, with the existing ground levels maintained and there shall be no entry to those areas except for approved arboricultural or landscape works.

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Reason: to safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.

C 4. Prior to 5th February, 2019, a hard and soft landscaping scheme must be submitted to and approved by the Department. Such a scheme must include details of any replacement trees and any hard surface treatment - eg. footpaths, and a programme of implementation. All hard and soft landscaping must be carried out in accordance with the approved details and implemented prior to the occupation of any part of the development or otherwise in accordance with a programme agreed in writing beforehand by the Department. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department.

Reason: to ensure the provision of an appropriate landscape setting to the development.

Plans/Drawings/Information;

This decision relates to drawings 0804E/02, 0804E/03, 0804E/04, 0804E/05, 0804E/06, 0804E/07, 0804E/08, "extract of floor plan glazed link 1" at 1:200, detail X.X at 1:10, sketch A glazed link 1 - part elevation at 1:20, oak frame to link 1, extract of floor plan glazed link 2 at 1:200 and detail Y.Y sketch B glazed link 2 - part elevation at 1:20 all received on 22nd June, 2018.

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Interested Person Status - Additional Persons

None __

Officer’s Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE PLANNING HISTORY OF THE SITE

THE SITE 1.1 The site is a strip of land between St. German's Cathedral, Peel and the boundary to the land to the immediate south. The site is currently heavily wooded with mature trees although some of these trees have been removed in accordance with a recent decision on the site (see Planning History).

1.2 St. German's Cathedral is a Registered Building (RB 204), added to the Protected Buildings Register on the 18th October 2002 located within the Peel Conservation Area designated in 1990.

THE PROPOSAL 2.1 This proposal is for the variation of condition 4 of 14/00066/GB which approved the erection of a two storey cloister building connected to the Cathedral by two single storey glazed links, to provide facilities ancillary to the use of the Cathedral. This current application is identical to the details of what was approved and all of the plans previously approved, other than the location plan, are contained within this current application. The condition in question required that the three apartments be occupied only by members of the clergy and intern/students associated with Peel Cathedral or any resident dependants. Proposed is the variation of this to allow occupation of the three apartments by members of the clergy,

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interns/students and staff and volunteers associated with the Cathedral along with any resident dependants thereof.

2.2 The Director of Music and verger, who are integral parts of the organisation and running of the Cathedral, are not technically members of the clergy or students/interns and adding "staff and volunteers" would allow them to be accommodated here but without the accommodation being able to be rented out to people who have no connection with the Cathedral.

2.3 The two storey extension would run parallel to the southern elevation of the Cathedral having a maximum width of 37 metre, a maximum depth of 10 metres and a ridge height of 8.2 metres. The building would be finished in a variety of external finishes, which include Forticrete Splitface masonry blockwork (dark red/grey colour), hardwood and aluminium windows, oak frames, horizontal timber louvers, and a natural slate roof. The ground floor of the building would accommodate offices, meeting room, a kitchen, toilets and a song school. The upper floor would provide a total of three apartments whose occupation is the subject of this current application.

2.4 The current application and 18/00657/CON, were initially submitted as applications for the variation of two conditions, including condition one which required the development to be commenced within four years, ie before 6th August, 2018. At that point, trees had been removed in accordance with the approved drawings and some tree protection undertaken. Two of the conditions attached to the original approval, which required the approval of details of landscaping and a stone sample both prior to the commencement of works, were not satisfied. Following various exchanges of correspondence with the Department on the understanding of what would constitute commencement of development, trenches were dug in relation to foundations for the proposed extension, over the weekend of 4th and 5th August, 2018 and the developer submitted photographs of this on Sunday 5th August. The Department now considers that the development approved under 14/00066/GB and 14/00067/CON has commenced. This current application and 18/00657/CON no longer seek, nor need to seek, permission for variation of condition one of those two 2014 applications.

PLANNING HISTORY 3.1 The current application, along with 18/00657/CON relates to two 2014 applications for the same work - 14/00066/GB and 14/00067/CON. There are also two current applications for internal and external changes to the building - 18/00529/GB and 18/00530/CON.

3.2 Prior to the applications referred to above there have been applications to alter and add to the Cathedral which demonstrate a desire to increase the usability of the Cathedral. In this respect, the following applications are considered relevant:

i. 13/00765/CON - Registered Building Consent for revised route of pedestrian path (retrospective, RB No 204 in association with 13/00764/GB) - Application Permitted

ii. 13/00970/CON - Registered Building Consent for internal alterations to provide a prayer room and installation of an Aumbry (RB no 204) - Application Permitted

iii. 12/01274/GB - Removal of louvres from four window openings and the installation of replacement GRP louvres (in association with 12/01275/CON) - Application Permitted

iv. 12/01275/CON - Registered Building Consent for the installation of telecommunication equipment within the bell tower (RB No 204 in association with 12/01274/GB) - Application Permitted

v. 12/00417/CON - Registered Building consent for the removal of pews (Registered Building Nos. 204) - Application Permitted

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vi. 11/00024/CON - Registered Building Consent for creation of landscaping scheme including the erection of an electricity sub-station, replica keeill and hermit's cell, and bus shelter lay-by (RB No 204 in association with 11/00023 GB) - Application Permitted

vii. 11/00023 GB - Creation of landscaping scheme including the erection of an electricity sub- station, replica keeill and hermits cell, and bus shelter lay-by (In association with 11/00024 CON). Application Permitted

viii. 10/01641/CON - Registered Building consent for internal alterations to the South Clergy Vestry, electrical re-wiring and installation of lighting scheme to the main body of the Cathedral and installation of kitchen facilities to the North Transept. Registered Building Nos. 204 - Application Permitted

ix. 10/00676/CON - Registered Building consent for the installation of a Nave Organ, double ending all pews in aisles to make them movable. Registered Building Nos. 204 - Application Permitted

x. 08/00848/CON - Registered Building consent to erect a dwelling within grounds of (In association with 08/00822/GB) Registered Building Nos. 204 St German's Cathedral, Derby Road, Peel. IM5 1HH. Application Refused.

xi. 08/00822/GB - Erection of a dwelling within grounds of St German's Cathedral, Derby Road, Peel. IM5 1HH. Application Refused.

xii. 05/01502/GB - Alterations to north entrance, introduction of paving setts, forming new steps and disabled ramp, relocation of car parking (with additional spaces and landscaping) and relocation of lamp post and flag pole (amendments to approved 02/00692) (in association with 05/01502 CON). Application Permitted

xiii. 05/01502/CON - Alterations to north entrance, introduction of paving setts, forming new steps and disabled ramp, relocation of car parking (with additional spaces and landscaping) and relocation of lamp post and flag pole (amendments to approved 02/00692) (in association with 05/01502 GB). Application Permitted

xiv. 02/00692/B - Replacement of tarmac with concrete setts and widening of drive and access, area outside main public entrance of St German's Cathedral, Peel. Application Permitted

xv. 00/02069/B - Widening of access between Corrin Hall and St German's Cathedral, Peel. Application Permitted

DEVELOPMENT PLAN POLICIES 4.1 The site lies within an area designated on the Peel Local Plan of 1989 adopted by Tynwald on 19th April 1989 as "Church". This is surrounded Mixed Use, Civic and Residential.

4.2 The site lies within Peel's Conservation Area and the building is Registered (RB No. 204).

4.3 As St German's Cathedral is a Registered Building (RB 204) and is located within the Peel Conservation Area designated in 1990, the relevant planning policies from the Isle of Man Strategic Plan 2007 are General Policy 2, Strategic Policy 4, Environment Policies 32 and 35 and Policies RB/3, RB/5, RB/10 and CA/2 from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) is also considered to be relevant to determining this application.

4.4 General Policy 2 states: "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:

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(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; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan and (m) takes account of community and personal safety and security in the design of buildings and the spaces around them".

4.5 Strategic Policy 4 states: "Proposals for development must:

(a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest; (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and (c) not cause or lead unacceptable environmental pollution or disturbance."

4.6 Environment Policy 32 states: "Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."

4.7 Environment Policy 35 states: "Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

4.8 Policy RB/3 General Criteria applied in considering Registered Building Applications states: "General criteria applied in considering registered building applications The issues that are generally relevant to the consideration of all registered building applications are:-

o The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context; o The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register; o The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings)."

4.9 Policy RB/5 - Alterations and Extensions states: "In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, 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. Registered Building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered

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buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals. Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative effect upon the building's special interest as a result of several minor works which may individually seem of little consequence."

4.10 Policy RB/10 - Ecclesiastical Buildings states: "The same provisions apply for registered buildings which fall within this category, as apply elsewhere. Contrary to the situation which prevails elsewhere, no exemption exists with respect to ecclesiastical buildings in the Isle of Man. In considering applications for registered building consent for alteration or extension to buildings in this category, it is acknowledged that factors such as the size and requirements of modern congregations may differ considerably from when the church was originally constructed. Applicants considering carrying out alterations, extensions or improvements to ecclesiastical buildings which are registered, should consider the extent to which their proposals will affect the particular historic merit or architectural character of the building in question. An application is less likely to succeed if either of these qualities is markedly affected. It must also be remembered that in addition to the requirement for registered building consent, it will usually be necessary to obtain the formal consent of the appropriate church authority: early dialogue can often assist in deciding upon the most appropriate way to progress such works."

4.11 Policy CA/2 - Special Planning Considerations as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man states; "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected."

CONSULTATIONS 5.1 Peel Town Commissioners have no objection (01.08.18).

5.2 The Arboricultural Officer of Department of Environment, Food and Agriculture indicates that there was disappointingly, no correspondence on file in the 2014 applications despite the proposal will have a significant impact on a number of trees they would consider to be "important". They note that the application involves the direct loss of nine trees and a further 15 would, in their view, be put at risk of significant damage by excavation, soil disturbance or compaction within their root zones. They consider that the tree survey submitted with the application is four years old and in their view, contains insufficient detail to communicate the quality of tehe trees in question, for example, it is not clear whether the reference to "condition" refers to structural or physiological and there is no justification for the trees to be removed simply on their condition category. What is provided is a long way from what is required by the British Standard, BS5837:2012. They explain that the importance of the trees relate to the relative scarcity of trees within the town and they consider them to have a high amenity value and contribute to the character of the area around the cathedral which is registered. Even if some of the trees were in poor physiological condition, they would object to an removal, mitigated by new planting where there is insufficient room into which the new trees can grow. They do not consider that additional technical information could justify or

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mitigate what is proposed. They object to this application to vary the condition and extend the permission for a further four years (10.07.18).

ASSESSMENT 6.1 The issue is whether the occupation of the three apartments should be specifically restricted solely to members of the clergy and interns/students along with their resident dependants, or whether it would be acceptable to broaden this to include those working or volunteering for the church, and their resident dependents.

Principle of the development 6.2 As was noted in the 2014 applications, there was initially concern about the type of accommodation which would be provided within the two storey extension and whether this complied with the designation of the site as "Church". This was put to the applicants to expand on further, especially with regard to whether alternative sites within Peel/area had been explored, who would use the facilities and living accommodation and why they needed to be on site.

6.3 The applicants advised that the cloister development is vital to the sustainable growth of the Cathedral as a place of worship, a community facility and a centre of excellence for cultural activity. The Cathedral was constructed in 1890 and attained cathedral status in 1980. Its use however has not changed as a result of it becoming a cathedral. Since the appointment of the current Bishop and Dean the plans for the life of the Cathedral have changed. Instead of being a Cathedral in name only the intention is to enable it to function as a Cathedral, in line with the other 42 Cathedrals in England. To do this the applicants advise that the Cathedral needs additional space and more particularly office and residential accommodation on site.

6.4 It was noted in 2014 that there were three members of the clergy at the Cathedral: a dean, a vicar and a curate. Only the dean is provided with a dedicated office and residential accommodation at the Deanery on Albany Road. The curate and vicar live off site but travel backwards and forwards many times each day to fulfil their religious roles and to share office space at the Denary. The applicants consider this is not sustainable in the future with an increased workload. The verger and family worker are provided with residential accommodation in the Deanery at the convenience of the current dean. This situation could change with the appointment of a dean requiring family accommodation. The Cathedral will in the beginning continue to operate with three clergy members, dean, vicar and curate. The dean will continue to live in the Deanery but the vicar/curate will require accommodation. They indicated that this is common place in England where most staff at Cathedrals tend to live alongside each other in the Cathedral precinct or Close, which enables them to meet regularly; to pray together twice daily; to eat together and to liaise corporately with the Cathedral team in office accommodation contingent with the Cathedral. The applicants indicated that in total there are a further three members of staff at the Cathedral; a Director of Music (also Organist), a verger and a family worker. The Director of Music lives off site and travels backwards and forwards throughout the day which again is not sustainable, especially as he has to be in and out of the Cathedral from early morning to late at night (10am till 9.30pm). The Director of Music would occupy one of the proposed apartments. This role requires an office space/music library/song school/practice rooms/ refreshment-dining area/residential accommodation all in close proximity to the worship space. A special requirement for musicians is a sound insulated flat close to Cathedral for practice and easy access to an organ. All of these requirements would be provided at the Cloister. From the information provided it is proposed the vicar (member of the clergy) would also be accommodated within one of the apartments. Such role requires the person leading services of the day, are available to the general public for spiritual conversations, confessions etc. A typical day runs from 8am till 9pm with duties throughout the day. This role requires an office space/interview room/meeting room/refreshment-dining area/residential accommodation all in close proximity to the worship space. All of these requirements would be provided at the Cloister building. The third and smallest apartment would provide accommodation for interns/students who do not get paid a 'wage' but living

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accommodation and food is provided by the Church. Living on the site allows for the interns to be part of the religious community, under the wing of the Cathedral and interact with each other and other members of Cathedral. In 2013/14 for the first time the Cathedral took on four interns. These are gap year students either straight from school or university who are contemplating religious life and come to stay with the host Cathedral for one year. They are invited to live and work as a part of the religious community, for this they need dedicated office and residential accommodation on site. With the current arrangement there is no capacity to accommodate these members of the team and their residential accommodation has been provided by a member of the parish. This is a temporary arrangement and a more permanent solution needs to be found.

6.5 The applicants indicated that overall there is a need for 20 bed spaces within Peel to serve such Cathedral relating to staff. The Cathedral already owns properties to try overcome such issues but these are themselves fully used and very much overstretched. Rental accommodation for interns or music scholars is often only required for a few months at a time, and to house them on short rental agreements has proved to be very problematic. It is difficult for the applicants to guarantee a suitable standard of temporary accommodation and at the right time. There is also the issue indicated previously regarding interns being 'under the wing' of the church, so the good quality, safe and secure accommodation to the Cathedral grounds would overcome these issues.

6.6 Whilst the proposal will not resolve all the requirements for living accommodation for staff connected to the Cathedral, the three apartments will provide living accommodation for specific members (see paragraph 6.4 of this report) of the Cathedral community who are the most essential members of clergy/staff being on site and which is a traditional part of their employment package. Personnel to be accommodated on Cathedral grounds are those who need to be available at regular intervals from early morning to late in the evening, and where constant travel back and forwards to the site would be impractical. The accommodation will also provide interns to be part of the religious community, under the wing of the Cathedral and interact with each other and other members of the Cathedral/community.

6.7 It is planned that the Cathedral will transform itself from a Parish Church to a Cathedral within five years, increasing the number of daily services (morning prayer, Eucharist, Mid-day prayer and evensong). Such increases in services and public engagement will increases the need for clergy and staff to be on site. The Cloister building will provide the accommodation for, reception, office meeting, welfare facilities, none of which can be provided within the Cathedral itself. The applicants highlight that if the Cathedral cannot support this level of activity by providing the necessary welfare, office and residential accommodation then the sustainability of Cathedral life is threatened. As a parish church it was unable to sustain its numbers and fulfil its ministry. The building has fallen into disrepair through lack of funds and will continue to deteriorate unless more people come to share the experience of Cathedral life, whether that is for worship, community engagement or for cultural events.

6.9 The applicants considered that the provision of on-site office accommodation, together with the song school and living quarters will create a vibrant 'campus' community that enriches the religious experience for staff, worshippers and visitors.

6.10 Overall, it was considered in 2014, from the detailed information provided that there is a traditional and a more modern approach of English Cathedrals that such facilities, as proposed under this application, are generally found adjacent to the main Cathedral building, to provide the required accommodation for the Cathedral to operate fully. Accordingly, whilst the required accommodation within the Cloister building is sizeable, the use is very much ancillary for the operation of the Cathedral and its siting on the site adjacent to the main Cathedral building is considered appropriate.

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6.11 The proposal aims to expand the range of people who may stay in the proposed accommodation and to include workers and volunteers associated with the Cathedral together with their resident dependants. The overall number of people staying there will not change so there will be no impact on parking, on the living conditions of those in nearby property or on traffic or parking.

6.12 The term "staff" is less prescriptive than students/interns who would be wholly involved in the church and could include people who are only partly involved with the church but who also have interests and spend time outwith this. As an extreme example, someone employed part time in the cleaning of the Cathedral, or the provision of flowers, could be said to be "staff" but there can be little in the way of argument that such people would need to live on the site, particularly as Peel is a relatively large town with many places in which people could live, particularly if they were also involved in work outwith the Cathedral, for example, people who cleaned or provided flowers for other premises.

6.13 However, the site is not one where there is a presumption against development (although free market housing would not be considered to accord with the designation of the site as "church") and in terms of sustainability, it is central to the town and ideal for sustainable access to and from the site. There was clearly a need for accommodation to be provided on site which was accepted in the case of the 2014 applications and as long as this is there, there is that opportunity for that need to be satisfied. If the accommodation is used by those who are less directly associated with the Cathedral (but where there is at least some association by them being "staff" or "volunteers" or the dependants thereof) then, it is considered that this is a matter for the Cathedral managers rather than by the Department. It is considered that there is little difference between the occupation of the accommodation by students/interns as by staff/volunteers.

RECOMMENDATION: 7.1 The variation of condition four is not considered objectionable or contrary to policy and the application is supported.

7.2 It is also suggested, although not part of the planning application, that condition two should also be varied such that a sample of the stonework should be approved by the Department prior to the application of any external finish to the proposed extension, rather than prior to commencement of works, to reflect the fact that the development has been commenced and that condition was not satisfied.

7.3 Similarly, the original approvals required that details of the hard and soft landscaping were approved prior to the commencement of works and that condition was also not satisfied before works commenced. It is proposed that that condition is varied to require this information within 6 months of the date of commencement (4th August, 2018).

7.4 Also, whilst works have commenced and some protective fencing has been erected in respect of those existing trees on site which are to be retained, this fencing does not accord with the British Standard on such things, as advised by DEFA Arboricultural Officer. In fact, there is insufficient space for such protection to be provided taking into account the position of the proposed development. As such, it is likely that condition 5 could be properly satisfied and the wording should be amended accordingly.

INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;

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(c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.

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 in Article 6(4) who should be given Interested Person Status.

8.3 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 Interested Person Status.

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I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : Permitted

Committee Meeting Date: 03.09.2018

Signed : S CORLETT Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO See below

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