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The application site represents the immediate curtilage of St German's Cathedral, which is a Registered Building and located within the Peel Conservation Area. Currently, the site is wooded and forms the setting to the Cathedral.
The application site is located within an area zoned as Church in the Peel Local Plan (Planning Circular 6/89), with the designation extending south west of the churcgh onto Tynwald Road. The site is located within the Peel Conservation Area.
The following policies contained within the Isle of Man Strategic Plan are considered to be relevant in the determination of the application:
Policy 3: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
The previous application, whilst not within the application site is considered relevant in the consideration and determination of the application:
PA 07/00567/A - Approval in principle for the erection of a dwelling with access onto Albany Road, Land To The Rear Of St Germans Vicarage, Albany Road, Peel. Approved 23rd August 2007.
The application seeks detailed approval to construct a dwelling within grounds of St German's Cathedral, Peel (in association with 08/00848/CON). The dwelling would be sited to the west of the Cathedral and adjacent to the entrance from Athol Street. The dwelling would be two storey with dormers and a conservation style roof light to the front elevation and conservation roof lights to the rear. An attached garage would be constructed with the entrance to the garage incorporated within a sandstone wall. The dwelling would be rendered, with timber sliding sash windows and slate roof.
Peel Town Commissioners recommend that the application be approved and the Department of Transport Highways Division advise of no objection subject to a condition in relation to access bollards and visibility splay to be provided at the access. As the site is accessed from Athol Street, it is taken that it is to this access that the Department refers.
A number of local residents have objected to the proposal on the grounds that the development would detract from the setting of the Cathedral, result in loss of tree, loss of open space and represents a lack of 'respect' in relation to its siting within consecrated ground and adjacent to the war memorial.
The Isle of Man Water Authority submit standard comments in relation to new residential development and Mr Crookall MHK wishes to be notified of the decision.
A pre application meeting was held on site with the Planning Officer for the area prior to the application being submitted. At that meeting, advice was given that the siting of a dwelling in this location may, in principle be acceptable; however, such pre-application advice is given prior to the full assessment of the application and consideration being given to all material considerations, including consideration of highways issues and discussion with the Conservation Officer.
Proposed is the development of a site within the Church grounds with the construction of a dwelling to form the new vicarage. The site is not zoned for residential development but rather "Church" use, with no accompanying policy. Whilst "Church" use may be taken to include facilities to accommodate uses associated with the Church, it is not considered that this extends to residential use, particularly considering the adjacent Vicarage site on Albany Road. It is considered pertinent to note the adjacent site, (PA 07/00567 refers) which, although not identified within the submitted plan as being within the ownership or control of the applicants, was proposed within that submitted application form for "Construct a new vicarage in rear grounds of existing".
In addition, the Department of Transport Highways Division request a visibility splay of in relation to the entrance to the site from Athol Street. The access is constrained and the applicants do not own or control the adjacent sites making such a condition inappropriate.
It is considered that the siting of a dwelling within the grounds of St Germans Cathedral would be contrary to policy insofar as the site is not zoned for residential development. In addition, the proposal would detract from the setting of the Registered Building, reducing the area of open space surrounding the church, and result in an adverse impact on the setting of the church within the Conservation Area. The requirement for accommodation close to the church for the clergy is accepted, however, it is considered that sufficient accommodation is available within the immediate area to provide for such a requirement.
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 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man which states: "Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting."
Whilst the application justifies the need for a dwelling, consideration needs to be made as to the impact of the proposed dwelling on the setting of the Registered Building. Located to the right hand side of the main Cathedral gates off Atholl Street and, in the main will be screened from public view until they enter the Cathedral grounds. I would question why a new dwelling needs to be sited within the Cathedral grounds when there is an existing parsonage without the Cathedral grounds.
The design of the dwelling is innocuous in that it is it is dormered, three storeys with painted, smooth rendered walls and a natural slate roof. It utilises details such as terracotta ridge tiles, decorative down-pipes, sandstone parapet verges and window cills which are drawn from the Cathedral and its immediate surroundings and no doubt, intended to assist in making the dwelling sit more comfortably in its surroundings.
The removal of the trees to site the dwelling is a concern as this is also a part of the setting of the Registered Building and the character of the Conservation Area within which the building sits. There are no plans within the application, to plant any additional trees for those that are removed.
The document accompanying the application entitled 'REPORT 1, Parsonage Design Considerations St. German's Cathedral, Peel' has a 1:500 site plan entitled 'parsonage site options: 'A' Close, 'B' Garth' on page 15 indicating 'Area kept open for possible future development' and 'Parsonage'. This indicates the church's intention 'for possible expansion in the future'. This is concerning as it would have an impact on the setting of the Registered Building and, if this application is approved, should not be considered to imply that this expansion is acceptable.
To conclude, whilst the design of the proposed parsonage is unobjectionable, the siting and its impact on the setting of the Registered Building is a concern.
It is recommended that the application be refused
It is considered that the following parties who submitted comments in relation to the application are afforded Interested Party Status in accordance with Planning Circular 1/06:
Peel Town Commissioners Ms V Vondy, 15a Factory Lane, Peel Me P M Richards, 5 The Grove, Tynwald Road, Peel Mrs U Corkill, Ballaquane House, Ballaquane Road, Peel D J \& D E Brimfield, Sunny Mount, Derby Road, Peel Mrs M Rothwell, 33 Douglas Street, Peel Mr A Davies, 4 The Grove, Peel. 8th 25.7.05 Recommendation
Recommended Decision: Refused
Date of Recommendation: 10.07.2008
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1. Whilst the requirement for accommodation for clergy close to St Germans Cathedral is accepted, it is considered that the siting of the proposed dwelling resulting in a loss trees and open space would detract from and adversely impact upon the setting of the Registered Building, , contrary to the provisions of Policy RB/5 Alterations and Extensions to a Registered Building as set out in Planning Policy Statement 1/01 - Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man.
Decision Made : Committee Meeting Date :
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