Officer Report

Application No.: 18/00518/CON Applicant: Stephen W Hamer Proposal: Registered Building consent for alterations/removal of pews (RB 248) Site Address: St Michaels Church Main Road Kirk Michael Isle Of Man IM6 1ER Head of Development Management: Expected Decision Level: Mr S Butler Recommended Decision: Permitted Date of Recommendation: 23.08.2018 _________________________________________________________________

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.

• C 2. Prior to work commencing of each phase, photographic Building Recording (in association with a plan identifying photograph locations) to Level 1 (in accordance with the Historic England guidance ' Understanding Historic Buildings: A guide to good recording practice') shall be undertaken for the removal of all structural components in the building. Reason: To ensure the satisfactory preservation of this registered building.
• C 3. Prior to work commencing of each phase, the methodology for the implementation of works shall be submitted to and approved in writing by the Department. For the avoidance of doubt this shall include the method of removal of historic fabric and method of insertion of any new elements. The method statement approved shall be used during the implementation of the works undertaken during that phase, unless otherwise agreed in writing by the Department. Reason: To ensure the satisfactory preservation of this registered building.
• C 4. Prior to work commencing of each phase, the paint colour finish to the timberwork shall be submitted to and approved in writing by the Department.

Reason: To ensure the satisfactory preservation of this registered building.

Plans/Drawings/Information; This approval relates to the following plans, drawings and information:

• - Diocesan Advisory Committee Notification of Advice which records a recommendation of meeting held on the 8th November 2017 in relation to works, "To provide a safer access to the organ bench by removing one pew" date stamped as being received 17th May 2018
• - Diocesan Advisory Committee Notification of Advice which records a recommendation of meeting held on the 3rd May 2018 in relation to works, "To enlarge the Children's Corner in the North Transept by relocating 2 pews and removal of a part pew" date stamped as being received 17th May 2018 _______________________________________________________________

Interested Person Status – Additional Persons

It is recommended that the Isle of Man Victorian Society should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4) as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Operational Policy. _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is the interior of St Michaels Church.

2.0 THE PROPOSAL - 2.1 The proposals are for two separate prices of work to create an enlarged Children's area and provide safer access to the church organ. Both proposals will result in the alteration and removal of pews.

3.0 PLANNING POLICY - 3.1 The Isle of Man Strategic Plan (2016) 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". - 3.2 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man is relevant and the relevant policies are set out below.

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, 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.

4.0 PLANNING HISTORY - 4.1 Approval for internal works to provide a kitchen, storage and changing area, removal / re organising of pews and inner door alterations was approved under 14/00314/CON

- 5.0 REPRESENTATIONS

5.1 The Isle of Man Victorian Society commented (29/05/18) and indicate that they congratulate those involved in relation to the reuse of benches and materials, but feel that the proposals in relation to the organ are not clear enough (in relation to the removal of a rail), potential works to a step and potential works to short pews on either side of the organ. They ask for more details and also recommend that the Registered Buildings Officer be consulted. - 5.2 The Registered Buildings Officer commented 13/06/18 that, "Whilst I have no objection, in principle, to the proposed works, the application is lacking in detail. There is no information relating to the provenance of the pews or any attempt to understand the impact of the proposals on the significance of the registered building. The Church of England requires that under its own Faculty process that where a building is registered the following information is required. "a "statement of significance" describing the significance of the building in terms of its special architectural and historic interest a "statement of needs" justifying the proposals." I would expect this information to be submitted as part of the RB consent application as in accordance with policies RB5 and RB10 of circular 1/01. The application does not contain proposed plans or elevations. The removal of the pew in front of the organ would seem to create an issue as this pew is stepped down from the organ platform and while its loss may provide stepped access to the organ, the proposals do not address the existing step up of 430mm from the aisle to the organ platform level; is this to be blocked with a pew end?. All the pews affected are fixed and will require careful dismantling particularly the pew in the children's area which appears fixed into the wainscoting on the wall. I would expect a method statement to be provided detailing how this would be achieved and how any damage was made good including details of any stain/varnish to colour match. I recommend the following conditions are attached, should you be willing to approve the application in the absence of (or upon receipt of) the church's statements of significance and need. - 5.3 The Michael Commissioners indicate no objection (received 19/06/18).

- 6.0 ASSESSMENT

6.1 The key consideration is the impact on the Registered Building. The comments from the Victorian Socety are noted, however the advice from the Registered Buildings Officer is relied upon. It is noted that the Commissioners do not object. - 7.0 CONCLUSION

7.1 A positive recommendation is made subject to the conditions highlighted by the Registered Buildings Officer (the condition in relation to plans is not required as this relates to the development being in accordance with the approved plans but this is covered in the wording of the decision notice). INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons:

• o The applicant, or if there is one, the applicant's agent;
• o The owner and the occupier of any land that is the subject of the application;
• o Manx National Heritage, and
• o The local authority in whose district the land the subject of the application is situated.

8.2 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application

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.

Decision Made : Permitted Date: 29.08.2018 Determining officer

Signed : A MORGAN Abigail Morgan Principal Planner

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