Erection of a conservatory (In association with 12/01346/CON)
Site Address:
Our Lady Star Of The Seas And St Maughold Queens Promenade Ramsey Isle Of Man IM8 1BH
Case Officer:
Mr A Holmes
Photo Taken:
Site Visit:
Expected Decision Level:
Officer Delegation
The Application Site
The application site the curtilage of Our Lady Star of the Sea and St Maughold, a church that is located on Queens Promenade in Ramsey. The proposed development is located on the rear elevation of Thie Yn Taggyrt, the Presbytery attached to the church.
The Proposal
The proposal comprises the erection of a uPVC conservatory onto the rear of the Presbytery. As Our Lady Star of the Sea and St Maughold is a Registered Building there is a concurrent application (12/01346/CON) seeking Registered Building consent for the proposal.
Planning History
Whilst the application site has been the subject of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.
Planning Policy
In terms of local plan policy, the application site is located within a wider area of land that is designated as mixed use (town centre) under the Ramsey Local Plan Order 1998. Our Lady Star of the Seas and St Maughold, including the associated Presbytery “Thie Yn Taggyrt” is a Registered Building (no. 80) that is located within a Conservation Area. There are no policies with Planning Circular 2/99, the written statement that accompanies the local plan, considered specifically material to the assessment of this current planning application.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains four policies that are considered specifically material to the assessment of this current planning application.
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:
(a) is in accordance with the design brief in the Area Plan where there is such a brief;
(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;
(d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
(e) does not affect adversely public views of the sea;
(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;
(i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
(j) can be provided with all necessary services;
(k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
(l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
(m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
(n) is designed having due regard to best practice in reducing energy consumption."
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."
Environment Policy 34 states:
"In the maintenance, alteration or extension of pre-1921 buildings, the use of traditional materials will be preferred."
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."
Planning Policy Statement 1/01 – Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man, contains four policies that are also considered specifically material to the assessment of this current planning application.
Policy RB/3: General criteria applied in considering Registered Building applications, states:
"The issues that are generally relevant to the consideration of all registered building applications are:
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;
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;
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)."
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 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 affect upon the building's special interest as a result of several minor works which may individually seem of little consequence."
Policy CA/2: Special planning considerations, states:
"When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposal 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."
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."
REPRESENTATIONS
Ramsey Town Commissioners have no objection to the proposed development.
The Department of Infrastructure Highways Division do not oppose the proposed development.
ASSESSMENT
The proposed installation of a Conservatory has been the subject of much pre-application discussion, but this application does not fully represent those discussions. During those pre-application discussions concern was raised about the junction of the conservatory to the Presbytery as falling the glazing back toward the existing building could potentially cause problems with water ingress to the stonework causing potential damage to the Presbytery. In addition to this, it is considered difficult to service the internal gullies of the roof with this format.
The design and use of PVC of the new conservatory gives this addition a generic, 'out of the catalogue' item and shows very little design connection with the existing Registered Building. No opportunity has been taken in this design to architecturally tie the proposed to the existing, save the use of 'stone to match existing' and the introduction of gothic arched astragals in the glazing. In addition, there is no justification within the application as to why the conservatory is considered necessary. Given the building's Registered status, designed as it was by Sir Giles Gilbert Scott, one of Britain's recent most eminent architects, this justification is considered absolutely necessary. The policy is quite clear in this regard.
As background, Sir Giles Gilbert Scott, the grandson of George Gilbert Scott was appointed on the 5th December 1907 to design a new church and presbytery. The foundation stone was laid on August 3rd 1909 and the church officially opened in August 1910. Sir Giles was born in 1880 and educated at Beaumont College. He is best known for his prize-winning design of 1903 for the new Anglican cathedral in Liverpool. Although consecrated in 1924, the building was not completed until the 1980s. Other designs of Scott's include the new Bodleian Library at Oxford (1936), Bankside Power Station (now the Tate Modern art gallery) the Battersea Power Station (1927), and the new Waterloo Bridge (1939). He was also involved in rebuilding the Palace of Westminster after damage done during World War II and was the designer of the famous British red telephone box.
In conclusion, these proposals for the erection of the PVC conservatory are not considered to preserve or enhance the character of the Registered Building or the Conservation Area within which it is located as set out within Environmental Policies 32 and 35 and neither is it considered to comply with Environmental Policy 34 in terms of its use of materials. The application is not justified and is considered to have a detrimental impact upon a Registered Building of considerable note.
Recommendation
It is recommended that the planning application be refused.
Party Status
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
Ramsey Town Commissioners.
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Infrastructure Highways Division.
Recommendation
Recommended Decision:
Refused
Date of Recommendation:
08.01.2013
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
R 1.
The proposed conservatory fails to preserve or enhance the character of the Registered Building or the Conservation Area within which it is located. As such, the proposal fails to accord with the provisions of Environment Policy 32 and 35 of the Isle of Man Strategic Plan 2007. In addition, the proposed use of uPVC is inappropriate and detrimental to the character and appearance of the building, contrary to the provisions of Environment Policy 34 of the Isle of Man Strategic Plan 2007. Overall, it is concluded that the proposed development is not suitably justified and that it would have significantly harmful impact upon a Registered Building of considerable note.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Refused Date : 21/11/13
Determining officer (delete as appropriate)
Signed : ... Anthony Holmes Senior Planning Officer
Signed : ... Michael Gallagher Director of Planning and Building Control
Signed : ... Sarah Corlett Senior Planning Officer
Signed : ... Jennifer Chance Development Control Manager
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