Loading document...
==== PAGE 1 ====
22/00248/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00248/B Applicant : The Vicar & Wardens Of Malew & Santon Proposal : Extension to existing graveyard Site Address : Parish Church St Sanctains Church Road Santon Isle Of Man IM4 1EZ
Head of Development Management: Mr S Butler Photo Taken : Site Visit : Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 13.05.2022 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. No approval is hereby given for the construction of a new wall to the Eastern boundary of the application site.
Reason: To ensure the development takes place in accordance with the site plan, for the avoidance of doubt and to avoid impact on existing trees.
This application has been recommended for approval for the following reason. The proposal is not considered to adversely impact on the Registered Building or its setting. Although not specifically provided for by policy, the provision of grave yards is considered to be important and the proposed location is acceptable. No concerns in relation to highways or environmental constraints have been identified that would justify refusal, and the design of the proposed wall is considered to be appropriate.
Site & Location Plan
==== PAGE 2 ====
22/00248/B Page 2 of 4
Planning Statement __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION IS REFERRED TO THE COMMITTEE AS IT COULD BE CONSIDERED A DEPARTURE FROM THE DEVELOPMENT PLAN BUT IS RECOMMENDED FOR APPROVAL.
1.0 THE SITE 1.1 The application site is located to the West of St Sanctain (and to the South of the Church the original graveyard) and is surrounded by land within the same ownership. To the south of the site is the existing graveyard (and beyond that the road), to the East is a well landscaped boundary from the main church. The land to the North and East is open.
1.2 Registered Building number 015 is Santon Parish Church (St Sanctain's), Church Road, Santon.
2.0 THE PROPOSAL 2.1 Rectangular shaped extension to the North of the existing graveyard, with a 1200mm stone wall with concrete coping.
2.2 The application form confirms full approval sought. Existing use is given as "Church Use" and proposed use is "Graveyard". No alteration to access, site levels, parking (no provision), services proposed. Site not within flood risk area or within 9m of watercourse. There are trees within 15m of the site.
2.3 The Planning Statement indicates the original graveyard and later extension to East are full and so an extension is required. The proposed wall would match the existing. Access is generally through small gates near the War Memorial (to the South) but there is separate access for grave diggers.
2.4 It is noted that the supporting statement indicates the existing wall will be extended to the East and the North of the site however the site plan shows the wall being on the North and the West side. It is understood that the latter is correct and there is an existing wall to the East of the site.
3.0 PLANNING POLICY 3.1 The site is shown in the Area Plan for the East (2020) as not allocated for development. There are no specific policies within the Area Plan in relation to the site or graveyards. The site is shown within Landscape Strategy Area D13 and Landscape Proposal 7 (Santon) requires developments to be suitably integrated into the surrounding landscape. It is not within a High Flood Risk or Conservation Area.
3.2 The Strategic Plan (2016) does not contain any specific reference to graveyards, but does set out:
==== PAGE 3 ====
22/00248/B Page 3 of 4
4.0 LEGISLATION 4.1 Section 16(3) of the Town and Country Planning Act (1999) states,
"In considering - (a) whether to grant planning approval for development which affects a registered building or its setting, or (b) whether to grant registered building consent for any works, the relevant 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".
5.0 PLANNING HISTORY 5.1 No relevant applications identified.
6.0 REPRESENTATIONS 6.1 DOI (11.03.22) - Do Not Oppose.
6.2 DEFA (Ecology) (13.05.22) - confirmed no comments.
6.3 A discussion with the DEFA Arboricultural officer (13.05.22) confirmed that subject to a condition on the wall there is no objection.
7.0 ASSESSMENT 7.1 The proposal is not considered to adversely impact on the Registered Building or its setting, and so the normal planning balance can be applied.
7.2 The proposal is for development within the countryside and does not fall within the exceptions set out within General Policy 3. However, there is no specific provision for graveyards within the Strategic Plan or Areas Plan and they could reasonably be considered essential and to some extent location dependent development.
7.3 No concerns in relation to highways or environmental constraints have been identified that would justify refusal, and the design of the proposed wall is considered to be appropriate.
8.0 CONCLUSION 8.1 The proposal is supported.
9.0 INTERESTED PERSON STATUS 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material;
==== PAGE 4 ====
22/00248/B Page 4 of 4
(e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
9.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Committee Meeting Date: 23.05.2022
Signed : S BUTLER Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal