187965

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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/01121/GB Applicant : Vicars & Wardens Proposal : Repair works to a West facing Tower window and an East facing window in the South Transept (in association with 20/01122/CON) Site Address : St Michaels Church Main Road Kirk Michael Isle Of Man IM6 1ER

Technical Officer: Mr Thomas Sinden Photo Taken :

Site Visit : 05.11.2020 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 09.11.2020 __

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

N 1. Note: It is recommended that the protective screens as detailed within the application are fixed in such a manner as to enable their removal for periodic maintenance of both the screen and window behind.

Reason: To assist in the preservation of the historic fabric of the Registered Building.

This application has been recommended for approval for the following reason. The proposal meets the tests of General Policy 2 and Environment Policies 32 and 35 of the Isle of Man Strategic Plan 2016, as the character of the Registered Building and Conservation Area are being preserved, and is therefore judged to be acceptable.

Plans/Drawings/Information; This decision relates to the information received on 24th September 2020. __

Interested Person Status - Additional Persons

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It is recommended that the following persons 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):

The Isle of Man History and Antiquarian Society

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 Policy __

Officer’s Report

1.0 THE SITE 1.1 The site is St Michael and All Angels Church (Michael Parish Church), a Registered Building within the Kirk Michael Conservation Area. The church was consecrated in 1835, replacing the 12th century parish church that was deemed in poor condition and too small for the parish population. Designed by architect John Welch, the church has a Victorian Gothic style, is cruciform in shape with a large tower at the west end. The church is rendered, with metal framed windows and a natural slate roof.

2.0 THE PROPOSAL 2.1 The application proposes to install protective polycarbonate sheeting over the West facing tower window and the East facing South transept window.

3.0 PLANNING POLICY 3.1 The site is a Registered Building (no.248) and sited within the village's Conservation Area where Environment Policy 35 and Planning Policy Statement 1/01 require development to preserve or enhance the character or appearance of the area and to take into account in any decision, the special character of the area.

3.2 General Policy 2: 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 spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; and (g) does not affect adversely the amenity of local residents or the character of the locality.

3.3 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.

3.4 Environment Policy 34: In the maintenance, alteration or extension of pre-1920s buildings, the use of traditional materials will be preferred.

4.0 PLANNING HISTORY 4.1 There are four previous applications on the site. Application 00/00070/B approved the erection of a flagpole antenna, 2 dishes and the renewal of the tower roof. Applications 14/00314/CON, 18/00518/CON and 20/00901/CON permitted various internal works and alterations, including removal of pews.

5.0 REPRESENTATIONS 5.1 The Department of Infrastructure Highways Division have stated that there is no highways interest in the application (27.10.2020).

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5.2 The Isle of Man History and Antiquarian Society have submitted a comment stating that while they have no objection to the use of the proposed materials to protect the windows, they are aware that such protection can result in condensation and the growth of mould which would obscure the detail of the windows. The Society has therefore requested that any approval is subject to a condition that the proposed panels be removable in order that the panels and windows can be cleaned (2.11.2020).

5.3 Micheal Parish Commissioners have stated they have no objection to the proposals (5.11.2020).

6.0 ASSESSMENT 6.1 The issue here is whether the proposed protective covering over the two windows would affect detrimentally the building's special character, and whether the works would preserve or enhance the character of the Conservation Area.

6.2 The windows intended to be protected by the works in this application are single glazed, metal framed windows. The windows, and particularly the westerly facing tower window, are in poor condition and would benefit from repair as part of any works to protect the windows. Unusually for a Parish church on the island, the building is rendered externally. Following a site visit, the render appears to be cement based rather that lime, and this will prevent any moisture escaping from the walls without damaging the fabric. It is clear that the East facing South transept window has suffered as a result of this issue, with the soffit of the window reveal showing significant damage as a result of damp seeking to exit the wall. The damp issues may well be having a detrimental impact of the windows, in addition to the wind driven rain problems noted in the supporting information submitted with the application. Whilst the proposals within this application have a clear intention to preserve and protect the historic fabric, works that would enable moisture within the walls to escape without causing damage to the building's fabric would be of significant benefit.

6.3 There are two windows proposed to be protected by this application. Internally, the East facing window in the South transept is the meeting room/entrance lobby on the ground floor and a storage area on the mezzanine. The West facing tower window has steps leading up the tower internally. As neither of these windows are within the main body of the church, the exterior protection of the windows will not affect the building's character when viewed from the principle internal space within. Externally, the East facing South transept window is in clear view from the path leading from the lych gate to the main door, while the West facing tower window is on the path leading around the building to the graveyard. Whilst the protective screens will therefore be visible, their impact is not thought to be sufficiently detrimental to the building's special character to warrant refusal given the protective benefits to the historic fabric that will result.

6.4 The submission from The Isle of Man History and Antiquarian Society suggests that the protective screens should be removable to enable cleaning and maintenance. The details provided within the application show that the protective sheeting will have a continuous air gap at the edge to provide ventilation, as well as additional holes at the head and cill for additional ventilation. Whilst this ventilation will be of benefit, given the high moisture content of the air and the exposed location of the building, it would be beneficial to the future maintenance of the windows to fix the panels in such a way was they can be periodically removed. It is suggested that a note be added to any approval to this effect.

7.0 CONCLUSION 7.1 It is judged that the proposal meets the tests of General Policy 2 and Environment Policies 32 and 35 of the Isle of Man Strategic Plan 2016, as the character of the Registered Building and Conservation Area are being preserved. It is therefore recommended that the application be approved.

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8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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 above 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.

Decision Made : Permitted

Date: 10.11.2020

Determining officer

Signed : S CORLETT Sarah Corlett

Principal Planner

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