Loading document...
Application No.: 25/90425/B Applicant: Mr Michael Quayle Proposal: Installation of external handrails to southern and western entrance steps and erection of access ramp to southern entrance Site Address: Royal Chapel Of St John The Baptist Main Road St Johns Isle Of Man IM4 3NA Technical Officer: Tom Sinden Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.06.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Reason: To ensure that the finishes of the development hereby approved are appropriate to the form and design of the site.
Reason: To ensure that the finishes of the development hereby approved are appropriate to the form and design of the site.
The proposals are judged to be in accordance with General Policy 2 and Strategic Policy 4 of the IOM Strategic Plan 2016 as the handrails and accessible ramp would not affect adversely the character of the surrounding landscape, would respect the building's form, scale and design, and would not impact the fabric or setting of the area of archaeological interest. In
addition to this, although not tied to a specific policy, the overall objective of the proposals to improve access to this nationally important building is also judged to accord with one of the strategic objectives within the IOM Strategic Plan 2016. With the above factors in mind, the application is judged to be acceptable.
This decision relates to drawings 01revA, 02revA, 03revA, together with the other supporting information received 22nd April 2025.
_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Department of Infrastructure (Highways): No objection
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The site is the Royal Chapel of St. John the Baptist, Main Road, St. John's. The foundation stone for the chapel was laid on the 12th August 1847 and the Church was consecrated on the 8th March 1849. In addition to being the Parish Church for the Village it is the National Civic Church for the Island where the Chapel-Court of Tynwald meets by tradition on Tynwald Day.
2.0 THE PROPOSAL - 2.1 This application seeks approval to install an access ramp adjacent to the chapel's south entrance, together with external handrails at the southern and western entrances. The ramp would have low level walls finished in dressed stone sourced to match the chapel stone, and sit within a niche of the building's south elevation between the entrance porch and south transept.
3.0 PLANNING POLICY - 3.1 The site lies within an area designated on the St John's Local Plan 1999 as Worship and within the St John's Proposed Conservation Area. The site is not in an area at risk of flooding. - 3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 Chapter 3 - Strategic Objectives
3.6 Social (c) To promote improved access to buildings, spaces and services for less able people.
Section 4.4.6 Viable and vibrant town and village centres not only provide the opportunity for economic success, but also provide convenient and accessible amenities for all members of the community and an opportunity to obtain renewal of some of our poorer built fabric.
Section 10.5.3 It is one of Government's general policies to promote equity and equality of access to education, health, community and recreation facilities, services and the wider environment for all sectors of the community.
General Policy 2 of the Strategic Plan: 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:
Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest;
Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.
4.1 There are no previous applications on the Department's database relating to the site outside the chapel. - 5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 The Department of Infrastructure Highways Division - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking. (7.5.2025).
5.2 German Parish Commissioners were consulted on 29.4.2025. At the time of writing this report, no representation has been received and it is therefore assumed that the authority has no comments to make regarding the application (11.6.2025). - 6.0 ASSESSMENT
6.1 This application seeks approval to construct an accessible ramp adjacent to the Chapel's southern entrance, as well as handrails adjacent to the western and southern entrances. The ramp is proposed to be finished in granite to match the Chapel, the steps would be reclaimed or new granite to match the existing steps, and the handrail would be stainless steel. The surface of the ramp would be textured concrete.
6.2 The Chapel that is the subject of this application is sited adjacent to the main road in St John's, and at the eastern end of the civic space that includes the National Assembly Site (Tynwald Hill). The pathways, raised mounds and walled landscaping around the assembly site and chapel were constructed following a major reorganisation of the site following the Chapel's construction in the 1840s. Although not a registered building, the assembly site overall is clearly one of archaeological interest.
6.3 The handrails proposed to be physically fixed to the western and southern entrances would be stainless steel. The simple and functional form of these railings is judged to be suitable when set adjacent to the historic stonework and detailing of the Chapel entrances. Given that promoting improved access to buildings and civic facilities is one of the strategic objectives within the Strategic Plan, although not tied to a specific policy, the proposed installation of handrails on the southern and western entrances is judged to be acceptable.
6.4 The proposed access ramp would be sited adjacent to the southern entrance of the Chapel. Although the western entrance gives direct access to the Tynwald assembly site, the southern entrance is more convenient for the church hall, for the village itself, and perhaps most pertinently it is nearest to the accessible parking facilities immediately south of the Chapel. In addition to this, the location proposed for the ramp would partly sit within a niche in the building's elevation between the entrance porch and the external wall of the south transept. During pre-application discussions and meetings on site, the various forms of accessible ramp have been discussed and a strong preference has been voiced for a discrete and low profile form that would detract as little as possible from the form of the historic building. The design now proposed would be finished in granite to match the Chapel wall finish, and have open handrails as a guarding above ramp level rather than any solid walls. This approach is judged to be successful. Although the requirements within the Building Regulations restrict and dictate the length and gradient of accessible ramps, and although this often results in a somewhat convoluted route for such facilities, in this instance the route and overall structure is judged to be sufficiently modest in scale and form. I judge that the overall impact on the Chapel's south elevation is limited, with the form and detailing of the historic building still very easy to appreciate. Given the enhanced level of access that will be facilitated to this nationally important civic building, I judge that the small degree of harm is acceptable. CONCLUSION
7.1 The proposals are judged to be in accordance with General Policy 2 and Strategic Policy 4 of the IOM Strategic Plan 2016 as the handrails and accessible ramp would not affect adversely the character of the surrounding landscape, would respect the building's form, scale and design, and would not impact the fabric or setting of the area of archaeological interest. In addition to this, although not tied to a specific policy, the overall objective of the proposals to improve access to this nationally important building is also judged to accord with one of the strategic objectives within the IOM Strategic Plan 2016. With the above in mind, it is recommended that the application be approved. - 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
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:
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):
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.
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 and/or rights to appeal.
Decision Made : Permitted Date: 12.06.2025 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/ customers and archive record.
Copyright in submitted documents remains with their authors. Request removal
View as Markdown