Planning Officer Report

Planning Officer Report And Recommendations {{table:409440}} Case Officer: Mr S Moore Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The site represents the curtilage of St German's Cathedral, Peel a Registered Building (RB 204), located within the Peel Conservation Area designated in 1990. The application concerns the interior of the Cathedral building.

Planning Status

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.

The site also lies within Peel's Conservation Area and the building is Registered (RB 204).

The Proposal

1. This application seeks Registered Building Consent for internal alterations to provide a prayer room and installation of an Aumbry (in the Middle Ages an aumbry was a cabinet in the wall of a Christian church or in the sacristy which was used to store chalices and other vessels, as well as for the reserved sacrament, the consecrated elements from the Eucharist).

Planning History

1. The following applications are considered relevant:

13/00764/GB - Revised route of pedestrian path (retrospective, in association with 13/00765/CON) - Pending Consideration

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

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

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

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

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

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

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

09/00726/D - Erection of two notice boards (in association with 09/00725/CON) Registered Building Nos. 204 St German's Cathedral, Derby Road, Peel. IM5 1HH. Application Permitted

09/00725/CON - Registered Building Consent for internal alterations and erection of external notice boards (in association with 09/00726/D) Registered Building Nos. 204 St German's Cathedral, Derby Road, Peel. IM5 1HH. Application Permitted

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.

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

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

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

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

00/02069/B - Widening of access between Corrin Hall and St German's Cathedral, Peel. Application Permitted 92/00366/B - Alterations to Flower Room and Vestry, St German's Cathedral, Peel. Application Permitted 89/00149/B - Siting of 10m flagpole, grounds of St German's Cathedral, Peel. Application Permitted

Planning Policy

1. As St German's Cathedral is a Registered Building (RB 204) and the works proposed in this application are all internal, the relevant planning policies from the Isle of Man Strategic Plan 2007 are Strategic Policy 4, Environment Policies 32 and 34 and Policies RB/3, RB/5 and RB/10 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.

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."

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 extensions of pre-1920 buildings, the use of traditional materials will be preferred."

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 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

1. Peel Town Commissioners indicate that they do not object to the application.

Assessment

1. This application seeks Registered Building Consent for internal alterations to the current Vestry to provide a prayer room to include the installation of an Aumbry and Aumbry Lamp.
2. The works are located behind the North Transept, accessed through the former kitchen area, currently used for flower arranging and adjacent to the toilet.
3. The Vestry is currently used by visiting clergy for robing and storage of robes with additional use for meetings and the teaching of children during Sunday Services. The Vestry function is to be moved to the Corrin Hall, immediately adjacent to the Cathedral.
4. The proposed conversion of the Vestry is intended for use as a daily chapel/ prayer room, as a quiet space for visitors and regular users of the Cathedral.
5. Within the chapel/ prayer room, it is proposed that an Aumbry and an Aumbry Lamp are installed within the wall for securing the 'reserved sacrament'. For clarity, an Aumbry is a small recess or a cupboard, near the altar in a church, where sacred vessels are kept.
6. The physical works necessary to convert the Vestry to the chapel/prayer room include; the removal of the stained timber vertical boarding/panelling on the north and east walls and the making good of the resulting damage to the walls. The in-situ tongue and groove planking on the walls at lower level was subsequently added to at a higher level. The two types of boarding do not quite match indicating two distinct periods for their installation.
7. The modern cupboards on the west wall which separates the Vestry and the Servery, will also be removed. The chapel/prayer room will be redecorated in paint to match the décor of the remainder of the space. The application information indicates that the current wardrobes on the wall are modern, possibly from the 1980's. This was confirmed at a recent site visit. The wardrobes have minimal architectural interest and their removal and the subsequent reinstatement of the plaster finish, is not considered detrimental to the character of the Registered Building.

1. The Aumbry will be a 12" high x 10" wide x 9" deep safe with satin brass door plate detailed with cross relief hidden by a small white silk curtain, it will be set flush with the face of the wall, approximately 1400 mm above floor level, below the main window.
2. The current door access from the flower arranging room/toilet corridor is proposed to be closed in with studwork on the flower arranging room side. The doors will be moved further into the depth of the wall (toward the Vestry/proposed Prayer Room) and re-hung creating a cupboard. There will be little or no visual alteration to the Vestry/Prayer Room elevation.
3. The proposals are representative of the alteration in the way in which worship takes place in such buildings as these and indeed, is the most recent amendment in the way in which the Cathedral is used. There are other visual cues to this continued evolvement of the Cathedral in the differential vertical timber on the wall to the current Vestry and the missmatch in the stonework of the Vestry with the remaining building. This is also the latest in a recent string of applications to amend the Cathedral to make it a more usable space for worship. To date those previously approved amendments have been successful.
4. In conclusion; the works proposed in this application are considered to respect the character of the Registered Building and in doing so, comply with the relevant planning policies from the Isle of Man Strategic Plan 2007 i.e. Strategic Policy 4, Environment Policies 32 and 34 and Policies RB/3, RB/5 and RB/10 from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man).

Recommendation

1. Permit.

Party Status

1. The local authority, Peel Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of 29.08.2013

Recommendation:

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

C 1.

The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the following information all date stamped 15 Aug 2013:

A3 Location Drawing scale 1:1250 A4 Design Statement

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 : Permitted Date : 17/5/13

Determining officer (delete as appropriate)

Signed : Signed : Sarah Corlett Anthony Holmes Senior Planning Officer Senior Planning Officer

Signed : Signed : Jennifer Chance Michael Gallagher Director of Planning and Building Control Development Control Manager

17 September 2013 13/00970/CON Page 6 of 6