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16/00066/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00066/B Applicant : The Vicar And Wardens Proposal : Removal of a redundant chimney stack and alterations to existing window protection Site Address : St Georges Church Upper Church Street Douglas Isle of Man IM1 1EE
Case Officer : Miss Abigail Morgan Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site is the curtilage of St George's Church, Douglas. The Church is set within its own grounds and is surrounded by St George's Street, Upper Church Street and Hope Street. It backs on to the buildings with front Athol Street.
1.2 It is within the Athol Street/Victoria Street Conservation Area.
2.0 THE PROPOSAL
2.1 The proposal is for the replacement of five steel window protection mesh and two polycarbonate sheets with black powder coasted wire mesh fixed with stainless steel fixings to stonework. The 7 windows are in the front (north east) elevation.
2.2 Further clarification was sought regarding the proposals and the agent confirmed the following on 7 March 2016;
"The wire mesh to the windows is on a like for like basis, in other words the rusty mesh is removed and is replaced by new wire mesh of exactly the same size and profile. The mesh is to be fixed into the reveal of each window with stainless steel fixings which of course will not corrode. The mesh will be fixed 25mm from the face of the stained glass but still within the reveal of the window.
2.2 The removal of the chimney stack to the rear (eastern elevation) and slating over of the opening.
3.0 PLANNING HISTORY
3.1 There are four previous planning applications in relation to the Church, however none are considered relevant to the consideration of this application.
4.0 PLANNING STATUS
4.1 The site lies within an area designated as Worship on the Douglas Local Plan. It is considered that the most appropriate policies to apply in this case are General Policy 2 of the
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Strategic Plan. General Policy 2 states (in part): "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 space around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality;" and
4.2 Environment Policy 35 which states that development should '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.'
4.3 Within Planning Policy Statement 1/01 - Policy and Guidance Notes of the Conservation of the Historic Environment of the Isle of Man, the following policies are considered to be relevant in the determination of this application: CA/2 Special Planning Considerations
4.4 Policy CA/2 states that "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".
5.0 REPRESENTATIONS
5.1 Douglas Corporation have no objections. 23.02.16.
5.2 DOI Highways indicate no highways implications. 29.01.16.
6.0 ASSESSMENT
6.1 While the Conservation Area assessment does refer to St George's Church, its exterior is described as presenting a 'bluff and ungraceful appearance ... which belies a handsome classical interior' it is a building worthy of note as a haven within an urban environment.'
6.2 In respect of the chimneystack it look like something of an afterthought and certainly creates awkward construction junctions and likely dampness etc. associated with it. It is considered that its removal will improve the situation, rather than be detrimental and will not impact upon the special character of the area.
6.3 The change of the window protection to all black powder coated wire (from 5 steel and two polycarb sheets), is also considered to be an improvement to the existing window protection.
6.4 It is therefore considered that the proposed will not have a negative effect but will preserve the character and appearance of the Conservation Area.
7.0 RECOMMENDATION
7.1 On the basis of the above the application is recommended for approval.
8.0 PARTY STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent;
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(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; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material , in this case, Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.
Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 14.03.2016
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to Location Plan with annotations, drawing number 1 and Supplementary Statements Proposed Chimney Stack Removal and Proposed Window Protection all date stamped as received on 25th January, 2016 and email dated 7 March 2016.
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.
Decision Made : Permitted
Date : 15.03.2016
Determining officer
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16/00066/B
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Signed : M GALLAGHER
Michael Gallagher
Director of Planning and Building Control
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