Officer Planning Report

Planning Report And Recommendations {{table:288632}} ### Considerations {{table:288628}} ### Written Representations ### Consultations {{table:288629}} {{table:288630}} {{table:288631}}

Officer's Report

Site

The property St Ninians Church, Ballaquayle Road, Douglas is a large detached property. The property is located on a corner plot, with the Glencrutchery Road to the north of the site and Ballaquayle Road to the west.

Land Use Zoning

The site has been zoned under the Douglas Local Plan Order 1998 as being an area of buildings for civic, cultural and other special use, in this case Worship. The area is not within a Conservation Area, however the property is a Registered Building.

Planning History

• Repairs to louvres and replacement of concrete roof on church tower (06/00757CON) (In association with this application 06/00757/GB)
• Erection of an MEA sub-station for approved Sheltered Housing Development (06/00141/B) – approved.
• Erection of a detached MEA sub station for approved Sheltered Housing Development (05/92164/B), Withdrawn, due to concerns from the DoT.
• Revised car parking to previously approved Sheltered Housing Scheme to separate car parking for church and residential housing scheme (05/01302/B), Approved.
• Erection of a sheltered housing complex to replace existing church hall with associated car parking, new access road, landscaping and the creation of a car park for sole use of church members (Resubmission 05/00038/B), Approved.
• Erection of a sheltered housing complex to replace existing church hall with associated car parking, new access road, landscaping and the creation of a car park for sole use of church members (04/01079/B), was refused on the grounds that:
• The proposed sheltered housing complex would be of a height, form, and style which would be inappropriate so close to St Ninian's Church, and would thus affect adversely the setting and landmark quality of the Church.
• The development would result in the undesirable and unwarranted loss, or eventual loss, of trees which are attractive and of public amenity value.
• It is not at this time possible to provide a supply of potable water to serve the development.
• Approval in principle for demolition of church hall, erection of dwellings and replacement hall (01/02426/A), Approved.
• Approval in principle for demolition of existing hall & erection of new hall, community housing, access and car parking (00/00595/A), Refused.
• St Ninian's Church is a building of architectural and historic interest; new building on the land to the south of the nave or to the east of the east window would affect adversely the setting of the church and also views of it from Ballaquayle Road, and would thus be detrimental to this interest.

NOTE: It is recommended that the applicant consult with the Department's Conservation Officer with regard to the preparation of a revised application in respect of the land to the east of the path and south of the church.

Proposal

The application proposes repairs to louvres (like for like) and replacement of concrete roof on church tower.

Representations

The Douglas Corporation has considered the application and has no objections.

S.P.M.C. & E. have made the following comments:-

Very badly presented application for Planning & Registered Building Consent. One wonders if the Diocesan Architect / Surveyor has been consulted on this?

Which louvres are to be replaced and why (& how)?

Timber in the new roof will be in direct contact with external walls with no damp proof course above. Will surely rot and such a Detail should not be acceptable on a Registered Building. What is wrong with the existing concrete roof (& what is to become of it and, if removed, how are the walls to be made good?) If it is faulty wouldn't it be simpler to put some more concrete, properly waterproofed, on top of it?

We have received no privately written representations objecting to the application.

Assessment / Recommendation

The proposals all minor proposals are far as planning matters. The replacement of the louvres would seem to be required as a number of the existing are in need of replacing (see submitted photographs). The replacements would also improve the visual appearance of the Registered Building as well, especially as they will be replaced like for like.

As far as the replacement roof, one can only assume that the existing roof is leaking and is in need of replacing. As the flat roof cannot be seen from the street scene due to the parapet walls around, the proposal as far as a Planning concern will cause no adverse impacts.

For these reasons the proposal would seem acceptable and therefore my recommendation is for an approval.

Conservation Officer'S Supplementary Report

Assessment / Recommendation

I have considered the content of the application with particular consideration to Policy RB/5 Alterations and Extensions to a Registered Building as set out in Planning Policy Statement 1/01.

The applicant seeks consent for repairs to louvres and replacement of concrete roof to the church tower. I have visited the site and discussed the method of repair of the louvres with the Church Wardens and the prospective contractors. The applicant has supplied additional clarification of the method for repair which is in line with that discussed on site.

The replacement of the existing roof to the Tower is considered necessary as the existing concrete roof is both leaking and the cause of structural concerns to the top of the Tower. Mr Morton of The Morton Partnership carried out a site inspection in May 2005. Mr Morton recognised the structural concerns relating to the rusting railway lines used in the concrete roof's construction and suggested various methods of removal of the concrete as one option in the process of repair. Mr Morton acknowledged that the steelwork was in a poor state of repair, suggesting that a timber roof could be built over it. This is in line with the content of this application. I note however, Mr Morton's comment about the use of Code 6 lead as a covering to the roof and would certainly consider this to be an appropriate approach to the registered building. I therefore consider Holmes Grace's proposal for the replacement to be acceptable with the caveat that the roof is covered in Code 6 lead.

I consider that the alterations are required to maintain the condition of the church and are therefore, an enhancement to the property. I correspondingly recommend Approval.

I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

The Douglas Corporation

I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:

Society for the preservation of the Manx Countryside and Environment

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 28.07.2006

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the submitted documents and drawing 400 all received on 5th May 2006.

C 3. Tower roof finish to be Code 6 lead.

C 4. Prior to the commencement of works, the applicant must agree the method of removal of the concrete roof slab and corresponding protection to the remainder of the building with the Department's Conservation Officer.

I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)

Decision Made : Permitted Date: 3/8/06

Signed: [Handwritten signature]

M. I. McCauley Director of Planning and Building Control

1 August 2006 06/00756/GB Page 5 of 5