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23/01015/CON Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/01015/CON Applicant : Vicar And Wardens Of St German's Cathedral Proposal : Registered buiding consent for internal alterations to various elements including the tiled floor, raised platform, lobby, kitchen and toilets (forming amendments to consent granted under 18/00530/CON) - RB 204 Site Address : Cathedral Isle Of Man (formerly St Germans Cathedral) Derby Road Peel Isle Of Man IM5 1HH
Technical Officer: Mr Thomas Sinden Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 26.10.2023 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.
Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
This application has been recommended for approval for the following reason. The proposals meet the tests of Section 16 of the Town and Country Planning Act 1999, and the tests of Strategic Policy 4 and Environment Policy 32 of the Strategic Plan 2016, as the special interest of the Registered Building is being preserved and protected. The application is therefore judged to be acceptable.
Plans/Drawings/Information; This decision relates to drawings 0804B/01revA, 0804B/02D, 0804B/03D, 0804B/04E, 0804B/05D, 0804B/06E, 0804B/07D, 0804B/08E, 0804B/09A, 0804B/11C, 0804B/12D, 0804B/13C, 0804B/14C, 0804B/15D, 0804B/16D, 0804B/18D, 0804B/19D, 0804B/20D, 0804B/21C, 0804B/23D, 0804B/24D, 0804B/25D, 0804B/28D, 0804B/29C and 7864-01 Rev A together with the Architect's Design Statement and the other supporting information received on 24th August 2023.
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site is the curtilage of St. German's Cathedral (registered building 204), referred to by the applicant as Cathedral Isle of Man, which sits to the east of Atholl Street, accessed via a set of gates securing a pedestrian and vehicular driveway into the site. The whole site, which also includes the Corrin Hall and the associated cathedral car park, extends to Derby Road with a public car park to the east, beyond which sit the police station, the vicarage and the telephone exchange that front onto Albany Road.
2.0 THE PROPOSAL 2.1 This application seeks registered building consent for internal alterations to various elements including the tiled floor, raised platform, lobby, kitchen and toilets. The works form amendments to consent granted under 18/00530/CON. Planning approval under 18/00529/GB has been granted for the proposed external works.
2.2 The revisions to those proposed and approved under 18/00530/CON are as follows, taken from the agent's planning statement: Cathedral Floor -
3.0 PLANNING POLICY 3.1 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions (3) In considering - (a) whether to grant planning approval for development which affects a registered building or its setting, or (b) whether to grant registered building consent for any works, the relevant 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.
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S18 Designation of conservation areas (4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act
3.2 THE ISLE OF MAN STRATEGIC PLAN 2016 Environment Policy 32: 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 33: The change of use of Registered Buildings will only be permitted if the proposed use is appropriate and any alterations associated with the change are not detrimental to its character as a building of special architectural or historic interest.
Environment Policy 35: 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.
3.3 Planning Policy Statements:
1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man
POLICY RB/3 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).
POLICY RB/5 ALTERATIONS AND EXTENSIONS 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,
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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.
POLICY RB/7 RECORDING OF BUILDINGS In the event of the granting of registered building consent to alter, extend or demolish a registered building, written notice of a proposal to carry out the approved works must be given to the Department of Local Government and the Environment and Manx National Heritage and for a period of at least one month following the service of such notice, reasonable access to the building must be made available for the purposes of recording the same, prior to the commencement of the approved works. Hidden features of interest are sometimes revealed during works of alteration, especially in older or larger buildings: chimney pieces, fireplaces, early windows and doors, panelling, early earth-based construction or other features may come to light. If there is any likelihood that hidden features may be revealed, conditions may be attached to an approval to ensure their retention or proper recording and may require exploratory opening up work to be carried out prior to considering the full content of an application for registered building consent. An applicant may also be required to pay wholly or in part for the cost of recording the building.
POLICY RB/8 ACCESS FOR PERSONS WITH DISABILITIES It is important in principle that persons with disabilities should have as dignified and easy an access to historic buildings as is reasonably possible. If this consideration is treated as part of an integrated review of access requirements for all visitors or users, it should be possible to plan suitable access for such persons, without compromising a building's special qualities. Alternative routes or re-organising the use of spaces may achieve the desired result, without the need for damaging alterations. Innovative solutions, such as de-mountable structures, may be possible, thus giving ready access to the building for all users, without disfiguring destruction of historic fabric.
POLICY RB/10 ECCLESIASTICAL BUILDINGS 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.
POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS 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.
4.0 PLANNING HISTORY 4.1 The site has been the subject of many recent applications for alterations to the grounds and the building itself. The most relevant are considered to be 18/00529/GB and 18/00530/CON, which are described in section 2.1.
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5.0 REPRESENTATIONS 5.1 No comments have been received.
6.0 ASSESSMENT 6.1 Cathedral Floor The level of intervention now proposed is considerably less than that approved under 18/00530/CON. The previously approved alterations to the raised area in front of the altar are not now proposed. A similar form to the existing arrangement is now proposed, with an access ramp incorporated on the southern side. In addition to the proposed shape alteration, the previously approved 'cross' pattern within the nave is not now proposed, and a simple rectangular contrasting section proposed in the central aisle and around the existing font. This alteration is again judged to be a lower level of intervention to those previously approved, and as such they are considered acceptable.
6.2 Main Entrance and Porch Application 18/00530/CON approved new side doors to the internal timber porch, and movable privacy screens. These interventions are not now proposed, and this area is now intended to be unaltered. With this in mind, it is considered that the retention of the existing timber porch will not impact the building's special interest.
6.3 North Vestry The fully glazed dividing wall within the north vestry that was approved within application 18/00530/CON is now proposed to be construction of timber studwork finished in painted plasterboard. The partition would include a two metre high glazed screen to the side of the stair access door, with the intention of still allowing natural light in to the vestry but at a much reduced cost to the fully glazed dividing wall. The concept of a dividing wall within this area has been accepted and approved within application 18/00530/CON, and the modest alteration to the form and finishes now proposed is considered to cause no additional harm to the building's special interest, and is therefore judged to be acceptable.
The previously approved glazed double doors in the screen between the north vestry and transept are not now proposed. This application now proposes timber double doors with glazed vision panels. As with the approved glazed doors, the timber doors would sit within the central section of the decorative timber screen. As the proposed doors would use traditional material, and be similar in form to the other doors within the north and south transept walls, they are considered to be appropriate and to represent a more traditional intervention than the glazed doors previously approved.
6.4 Toilets This application proposes to alter the form of the toilet cubicles previously approved within the room at the extreme north-east of the building that previously accommodated the accessible WC and flower preparation area. The change proposed will enable each cubicle to include a wash hand basin. This alteration to the previously approved scheme is considered to have no impact on the building's special interest, and as such is judged to be acceptable.
6.5 New Kitchen The nature of the render detailing around the previously approved new opening between the kitchen and south transept is proposed to be simplified. Rather than mirroring the render detail around the similarly position opening in the north transept, this application now proposes a simple raised surround in a keystone pattern. The proposed surround detailing is considered to be unobtrusive, and to be sufficiently similar to the detailing around the other openings in the wall that it will not harm the special interest of the building. The door itself is now proposed to have glazed vision panels, where the previously approved door was solid. The addition of the vision panels will accord with those now proposed in the north vestry screen, and are judged to cause no harm to the building's special interest.
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6.6 Opening in South Transept Gable Wall Approval has been granted under 18/00530/CON for an opening at ground floor level in the gable wall. This application now proposes to alter the configuration of the internal doors in order for the route to adequately serve as a fire exit. It is considered that the configuration of the internal doors within this new opening, either as approved or as proposed, would cause no harm to the special character of the building, and the doors as now proposed are therefore judged to be acceptable.
7.0 CONCLUSION 7.1 It is judged that the proposals meet the tests of Section 16 of the Town and Country Planning Act 1999, and the tests of Strategic Policy 4 and Environment Policy 32 of the Strategic Plan 2016, as the special interest of the Registered Building is being preserved and protected. It is therefore recommended that the application be approved.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following 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; (c) Manx National Heritage; and (d) 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. __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 27.10.2023
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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