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24/90913/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/90913/B Applicant : The Vicar & Wardens Of St German's Cathedral Proposal : Variation of condition 1 of 20/01166/B to extend the period for work to begin by a further four years Site Address : Corrin Hall Derby Road Peel Isle Of Man IM5 1HH
Senior Planning Officer: Jason Singleton Photo Taken : Site Visit :
Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 11.09.2024 __
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.
This application has been recommended for approval for the following reason. The proposal to extend the original decision for a further 4 years is considered to accord with Environment Policy 35, General Policy 2, Transport Policy 7 and Community Policy 2 and the Planning Policy Statement 1/01.
Plans/Drawings/Information; This decision relates to drawings and supporting information submitted on 7 August 2024, referenced; 20/0804A/01 - Location Plan 20/0804A/02 - Existing Site Plan 20/0804A/03 - Existing Plans and Elevations 20/0804A/04 - Proposed SIte Plan 20/0804A/05 - Proposed Floor Plans 20/0804A/06 - Proposed Elevations __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
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24/90913/B Page 2 of 4
DoI - Highways Services as they have No objection. __
Officer’s Report
THE SITE 1.1 The site is the curtilage of an existing building - the Corrin Hall - which sits on the southern side of Derby Road with Peel Cathedral sitting immediately to the rear (south). The hall effectively sits within the curtilage of the cathedral. The two properties share a car park which is to the south east of the hall.
1.2 The hall is finished in brick and rough render with render bands running horizontally across the gables of the property and stone quoins on each corner under a slate roof.
THE PROPOSAL 2.1 This application seeks approval for variation of condition one of PA 20/01166/B to extend the period of permission by an additional four years.
2.2 The original application was for; "Additional use of the hall as a tea room (class 1.3), alterations and erection of porch extension, canopy entrance, and installation of rooflights"
2.3 The application was approved with one condition that sought development to commence within 4 years and approval decision notice dated 20th November 2024.
2.4 The applicant states "Due to the nature of funding for the Cathedral and Corrin Hall projects, as explained below, the works will not commence this year and therefore this application seeks a variation to condition to extend the period for work to begin by a further four years, or whatever period is deemed appropriate by the Planning Department... Extending the period for works to begin by a further 4 years will give the Cathedral team sufficient time to secure the appropriate funding".
PLANNING POLICY 3.1 The site lies within an area designated on the Peel Local Plan of 1989 as part of the Church grounds (Civic, Cultural or Other Use). The site also lies within the town Conservation Area.
3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application;
General Policy 2 - General Development considerations Environment Policy 35 - Preserve or enhancement for Conservation Areas Community Policy 2 - Community proposals to re-use vacant or underused properties. Transport Policy 7 - Parking Provisions
3.3 Planning Policy Statement 1/01
PLANNING HISTORY 4.1 20/01166/B - Additional use of the hall as a tea room (class 1.3), alterations and erection of porch extension, canopy entrance, and installation of rooflights. Approved.
4.2 10/01814/B - Renovation, alterations and erection of extensions. Approved.
REPRESENTATIONS 5.1 Peel Town Commissioners has not commented at the time of writing. 5.2 DoI Highways Services (16/08/24) has no objection
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24/90913/B Page 3 of 4
ASSESSMENT 6.1 The application is to vary a condition that seeks to restrict the time limit for the implementation of the application. This would have the effect of adding an additional four years to the time in which the permission should be implemented.
6.2 The main issue in the assessment of this application is whether there have been any material changes, in planning terms, since the application was last approved; changes such as policy changes, a change to the land use designation, new or altered legislation, or site circumstances that would lead to a different decision being made.
6.3 Since the initial approval there have been no material planning changes which have arisen. The Peel Local Plan and the Isle of Man Strategic Plan policies have not been superseded and therefore continue to comprise the Development Plan. There have not been any relevant appeal decisions that indicate a different approach to those policies should be taken and no new legislation has been brought into force.
6.4 Therefore the considerations that lead to the original decision are considered to be the same. The following sections of the officer's report are considered to still be applicable in their conclusion that; "The proposal is considered to accord with Environment Policy 35, Transport Policy 7 and Community Policy 2 and the Planning Policy Statement 1/01."
6.5 In this instance the proposed extension for an additional 4 years would be acceptable. No changes are proposed to the previously approved building. There has not been any policy changes since the original approval and it is not considered an additional four year extension raises any concerns.
CONCLUSION 7.1 The proposal to extend the original decision for a further 4 years is considered to accord with Environment Policy 35, Transport Policy 7 and Community Policy 2 and the Planning Policy Statement 1/01.
RIGHT TO APPEAL 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
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8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
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I can confirm that this decision has been made by the Acting Head of Development Management 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 and/or rights to appeal.
Decision Made: Permitted Date: 24.09.2024
Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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