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The application site represents the curtilage of the Our Lady Star of the Sea and St Maughold church, Queens Promenade, Ramsey. Designed by Giles Gilbert Scott the church was built in 1909 and is Registered Building number 080.
The site lies within an area identified as Mixed Use (Town Centre) by the Ramsey Local Plan 1998. The site also lies within the Ramsey Conservation Area.
Planning Policy Statement 1/01 'Conservation of the Historic Environment of the Isle of Man', Policy RB/5 Alterations and Extensions states:
"In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
Registered building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or
extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.
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. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative affect upon the building's special interest as a result of several minor works which may individually seem of little consequence."
Planning Policy Statement 1/01 'Conservation of the Historic Environment of the Isle of Man', Policy RB/10 Ecclesiastical Buildings states:
"The same provisions apply for registered buildings which fall within this category, as apply elsewhere. Contrary to the situation which prevails elsewhere, no exemption exists with respect to ecclesiastical buildings in the Isle of Man.
In considering applications for registered building consent for alteration or extension to buildings in this category, it is acknowledged that factors such as the size and requirements of modern congregations may differ considerably from when the church was originally constructed. Applicants considering carrying out alterations, extensions or improvements to ecclesiastical buildings which are registered, should consider the extent to which their proposals will affect the particular historic merit or architectural character of the building in question. An application is less likely to succeed if either of these qualities is markedly affected.
It must also be remembered that in addition to the requirement for registered building consent, it will usually be necessary to obtain the formal consent of the appropriate church authority: early dialogue can often assist in deciding upon the most appropriate way to progress such works."
Planning Policy Statement 1/01 'Conservation of the Historic Environment of the Isle of Man', Policy CA/2 Special Planning Considerations states:
"When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application."
There have been a number of planning applications/Registered Building consents made in relation to the site; however, none are considered relevant in the assessment and determination of this application.
Ramsey Commissioners have indicated no objection to this Registered Building consent. The Department of Transport Highways Division have indicated no objection to this Registered Building consent. We have received no privately written representations in relation to this Registered Building consent.
The application seeks approval for internal alterations to the area situated behind the choir gallery to create a music room and storage facilities. The alterations are completely internal and will not cut through the external roof or wall elevations.
The area that is proposed to be altered is currently un-used space. The proposed alterations would create much needed storage facilities for the church and make use of an area that is currently wasted space. The area cannot be viewed from the public and the alterations will create an asset to the church without producing a detrimental impact to the aesthetics or character of the Registered Building.
I have considered the content of the application with particular consideration to POLICY RB/5 ALTERATIONS AND EXTENSIONS as set out within Planning Policy Statement 1/01.
The area of the proposals is little used, forming access to the first floor Choir Gallery. These proposals retain the existing staircase, the only 'registerable' fabric in the space, and work with it to create the Music Room & Storage Layout. The proposals do not have an adverse impact on the character of the Registered building and I therefore recommend approval of these proposals.
It is recommended that the Registered Building consent be permitted.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
Recommended Decision: Permitted
Date of Recommendation: 21.08.2008
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the information and drawings 06 SMCS 372 01, 223 02 3, 06 5007 SMCS 01.1, 06 5007 SMCS 02 submitted and date stamped 3rd April 2008.
C 3. PRIOR to the commencement of any building works, a photographic survey must be undertaken to record all existing internal and external features of interest and provided for approval by the Planning
Decision Made : ... Committee Meeting Date : ...
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