6 August 2014 · Planning Committee
St Germans Cathedral, Derby Road, Peel, Isle Of Man, IM5 1hh
The proposal involves building a two-storey cloister (37m long x 10m deep x 8.2m ridge height) parallel to the southern elevation of St German's Cathedral (Registered Building RB 204) in Peel Conservation Area, connected by two single-storey glazed links.
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Officer initially raised concerns over office and residential accommodation on 'Church' land but accepted detailed justification that facilities are ancillary to Cathedral operations, vital for sustai…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/form/design, not adversely affect townscape/amenity/highways/trees, and provide parking. Officer found proposal complies due to sympathetic design, ancillary use, approved parking and tree safeguards.
Strategic Policy 4
Requires protection/enhancement of Registered Buildings/Conservation Areas. Assessed as minimal impact via reverential siting and modern sympathetic design.
Environment Policy 32
Prohibits extensions harming Registered Building character. Acceptable as lightweight reversible links, no slot-cutting, matching materials/roof pitch preserve character.
Environment Policy 35
Requires Conservation Area development to preserve/enhance character. Proposal integrates via colour/texture/form, ancillary appearance from key views.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Materials approval
No development shall commence until a sample panel of all external facing materials to be used has been erected on site and approved in writing by the Planning Authority. 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.
Parking provision
The development hereby approved shall not be commenced or operated until the parking and turning areas shown in the approved applications 11/00023/GB and 11/00024/CON are generally available for use. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and the site and shall remain free of obstruction for such use at all times.
Occupancy restriction
The occupation of the three apartments hereby approved shall be limited to persons who are members of the clergy and interns/students associated with Peel Cathedral only, or any resident dependants.
Tree protection
No site works or clearance shall be commenced until protective fences which conform with British Standard 5837:2012 (or any British Standard revoking and re-enacting British Standard 5837:2012 with or without modification) have been erected around any existing trees (Nrs 8 to 49) shown to be retained on drawing Nr 0804E/02. Unless and until the development has been completed these fences shall not be removed 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.
Landscaping scheme
No development shall be commenced until a hard and soft landscaping scheme has been submitted to and approved in writing by the Planning Authority. Such a scheme shall include details replacement tree planting scheme and details of the hard surface treatment (i.e. footpaths around the new cloister building) and a programme of implementation. All soft and hard landscaping shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with the programme agreed in writing with the Planning Authority. 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 Planning Authority.
no objection
supports the application and state that the proposal is in sympathy with the Departments policy to encourage quality visitor facilities and to encourage the diversification of such sites to boost the local economy
Highways Division objects due to loss of car parking spaces and lack of a masterplan addressing cumulative traffic impacts; utilities and fire safety raise no objections but specify requirements; Tourism Division supports the proposal.
Key concern: Loss of 6 car parking spaces and lack of masterplan for cumulative traffic and parking impacts
Manx Electricity Authority
No ObjectionThere are no mains cables within the area of the proposed cloister.
Manx Gas
No ObjectionThere are no gas pipes in the vicinity the proposed cloister.
Water & Sewerage Authority
Conditional No ObjectionA 4 inch diameter water main crosses the site to feed Corrin Hall and the Cathedral.; The cloister will connect to the existing on-site drains that serve Corrin Hall and the Cathedral. A Klargester 'Biotec' treatment unit will be located behind Corrin Hall to treat the waste prior to discharging into the main sewer in Derby Road.
Conditions requested: Due to the size of the proposed building it will require its own separate connection.; Private treatment works for the foul sewerage may be required on the site to reduce the discharge of untreated waste in to the main drains. Further discussions are required to confirm and finalise the drainage scheme.
Manx Telecom
No ObjectionThere is an existing connection from Derby Road to Corrin Hall and the Cathedral. This can be extended to serve the proposed cloister.
Fire Safety Department
Conditional No ObjectionThe Fire Department have been consulted regarding the proposal and they have provided recommendations for the scheme that will be incorporated in the Building Regulations application.; Consideration should also be given to the installation of a sprinkler system throughout the building.
Conditions requested: Rooms will require FD30 fire doors with 30 minute fire separation between compartments.; Emergency lighting and signs are to be provided to mark exit routes.; Suitable FD30 or FD30S fire doors with appropriate smoke seals and door closers to be installed.; Domestic smoke alarms to be fitted in the lobby of each apartment with heat detectors in the kitchens.; An L2 fire alarm system to be installed.; Emergency lighting is required in the communal areas to light the means of escape.; Fire separation between the apartments is to be a minimum 30 minutes. Due to the mixed use of the building the floor between the ground and first floors will require 60 minutes fire separation.; The ground floor area needs to conform to the Management of Health & Safety Regulations 2003.; The apartments will need to conform to the Fire Precaution (Flats) Regulation 1996
Highways Division
ObjectionThis application will result in the removal of 6 car parking spaces within the car park approved by PA 11/00023/GB from public use.; Highways object to the application
Conditions requested: A masterplan is required considering the cumulative impact of all the proposed uses on the existing and proposed car parking as well as the surrounding road network.; No further applications should be considered until a masterplan has been approved.
Peel Town Commissioners
No ObjectionThe Peel Town Commissioners considered the following planning applications at their Committee meeting and they do not object to the proposals contained within these applications; 18/00656/B Application for variation of condition 1 for planning approval 14/00066/GB at Cathedral Isle of Man, Derby Road, Peel
Tourism Division
SupportThe proposal is in sympathy with the Departments policy to encourage quality visitor facilities.; In conclusion the Business Development Manager – New Products, at Isle of Man Tourism, Department of Economic Development, supports the above planning application.
