42965

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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/01085/B Applicant : The Vicar & Wardens Of Maughold Parish & South Ramsey Proposal : Removal of existing and application of a replacement render to building Site Address : Maughold Church Maughold Isle Of Man IM7 1AS

Case Officer : Mr Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Officer’s Report

1.0 THE SITE 1.1 The site is the curtilage of Maughold Church, Maughold which is a detached building located within Maughold Village.

2.0 THE PROPOSAL 2.1 The application seeks approval for the removal of existing and application of a replacement lime-render to building.

3.0 PLANNING HISTORY 3.1 The application site has been the subject of two previous planning applications; however, none are considered relevant in the determination of this application.

4.0 PLANNING POLICY 4.1 The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as of High Landscape Value and Scenic Significance, within an area of ecological interest and within the perimeter of the site of a scheduled Ancient Monument (St. Maughold's Church). The site is also within Maughold's Conservation Area, which was adopted in 1992. No Character Appraisal exists for the Conservation Area, which is by far the largest on the Island and includes small collections of buildings along with farmsteads and individual dwellings but is primarily countryside. The area in which the application site sits presents the largest collection of buildings, but even this is limited to around 15 individual properties. The area could be characterised as comprising dwellings of fairly traditional but also somewhat unusual form and design - none of which are considered especially inappropriate - set within a sloping hillside that commands quite significant long views westward into the Island but is perhaps surprisingly well hidden from the sea to the east. It is also true that there is a very limited amount of contemporary architecture in the area.

4.2 The Strategic Plan policies of material relevance to the consideration of this application are set out below.

4.3 Strategic Policy 4 states: "Proposals for development must:

(a) protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National heritage Areas and sites of archaeological interest;

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(b) protect or enhance the landscape quality and nature conservation value or urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and (c) not cause or lead to unacceptable environmental pollution or disturbance"

4.4 Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."

4.5 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape of Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce difference categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

a) the development would not harm the character and quality of the landscape; or b) the location for the development is essential."

4.6 Environment Policy 35 is perhaps the crucial policy: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

5.0 REPRESENTATIONS 5.1 Maughold Commissioners have no objection to the proposal, but request that Manx Heritage are fully involved at all stages of these renovations (received on 15.10.2015).

5.2 Highway Services application has no highway interest (received on 16.10.2015).

6.0 ASSESSMENT 6.1 The key issue with the proposal is the potential visual impacts upon the appearance of the Conservation Area.

6.2 The Planning Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2007). This policy indicates that development within Conservation Areas will only be permitted if they 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.

6.3 The property is a prominent and important one in the heart of Maughold's Conservation Area. The existing building has in the past been re-render with a concrete render. The applicants now proposed to remove this concrete render and replaced with a more traditional Lime Render, which potentially exists before the concrete render was added.

6.4 It is considered the proposal would preserve and enhance the character of appearance of the Conservation area and be beneficial to the individual building and therefore comply with Environment Policy 35 of the Isle of Man Strategic Plan.

7.0 RECOMMENDATION

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7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.

8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons 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 or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) The Highways Division of the Department of Infrastructure; and (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 26.10.2015

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to drawings reference Location Plan, Site Plan, Covering letter, Photos x 5 and Lime-render sample all received on 25th September 2015.

I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 28.10.2015

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Determining officer

Signed : M GALLAGHER

Michael Gallagher

Director of Planning and Building Control

Customer note

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