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25/90882/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90882/B Applicant : The Vicar & Wardens Of St Germans Proposal : Erection of first floor extension to northwest elevation and dormer to southwest elevation, installation of ground floor door to northwest elevation, conversion of existing first floor to en- suite accommodation for interns, in association with work permitted under 20/01166/B Site Address : Corrin Hall Cathedral Isle Of Man Derby Road Peel Isle Of Man IM5 1HH
Planning Officer: Vanessa Porter Photo Taken : 05.11.2025 Site Visit : 05.11.2025 Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 19.11.2025
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. Prior to commencement details for the provision of cycle storage must be submitted to and approved by the Department in writing. These approved details shall be installed prior to the occupation of the study/bedrooms and retained as such thereafter.
Reason: In the interest of highway safety and parking standards.
C 3. The occupation of the study/bedrooms hereby approved shall be limited to persons who are members of the clergy and interns/students associated with Peel Cathedral only, or any resident dependants.
Reason: The site is in an area where new dwellings are not normally approved except where an exceptional need has been established and accepted by the Planning Authority.
This application has been recommended for approval for the following reason. The proposal is deemed to comply with Section 18(4) & Section 16(3) of the Town and Country Planning Act 1999, Strategic Policies 3, 4 & 5, General Policy 2, Environment Policy 35 & 42 of
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the Isle of Man Strategic Plan and Policy's CA/2 of Planning Policy 1/01, as such the proposal is recommended for approval.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 19th September 2025; o Drawing No. 20/0804A/01 o Drawing No. 0804F/12 o Drawing No. 20/0804A/10 o Drawing No. 20/0804A/11 o Drawing No. 20/0804A/12 o Drawing No. 20/0804A/13 o Drawing No. 20/0804A/14 o Architects Design Statement o Supporting Statement o Solar Slate Details o Velux Rooflight Details
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection subject to condition
Officer’s Report
THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AS IT COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN BUT RECOMMENDED FOR AN APPROVAL
THE SITE 1.1 The site is within the curtilage of The Corrin Hall, which is an existing building within the cathedral site situated to the Southern side of Derby Road. St German's Cathedral situated to the South, with gardens situated to the East of the site.
1.2 Presently, vehicular access to the Cathedral is via the entrances at Derby Road and Atholl Street. A further pedestrian access is available from Lyndale Avenue.
1.3 The Corrin Hall is currently being used as a community facility.
THE PROPOSAL 2.1 The current planning application seeks approval for the continuation of the previously approved PA20/01166/B. The proposal now includes the use for the first floor extension and the erection of a second extension over the existing Song School.
2.2 The proposed use of the existing first floor is to create 4 bed/study rooms which all include an en-suite bathroom, with a communal kitchen and common room.
2.3 The proposed extension over the existing Song School is to create an admin office and is to have two dormers, and a pitched roof with slate tiles, render & paint and eaves detail to match the existing.
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2.4 The proposal also includes the following but not limited to the alterations and additions;
2.5 The Design Statement states the following regarding the proposal, "Due to the lack of alterative space the Deanery has acted as a temporary administrative office for the Cathedral, as well as providing study bedrooms for visiting interns who are under the car of the Church. The current Dean has no family and so the use of the house for temporary offices and intern accommodation has been acceptable. However, the Dean is soon to retire and the Cathedral Trust now needs to review this arrangement so that the Deanery can return to the use it was intended and prepare it for the next incumbent who may wish to use it solely as their home.
PLANNING POLICY 3.1 The site lies within an area zoned as "Church" on the Peel Local Plan 1989 Map. The site is not situated within a Flood Risk Zone but is situated within a Conservation Area and whilst the application site is not registered it should be noted that St. Germans Cathedral which is situated to the South of the application site is both a Registered Building and situated within a Registered Trees site.
3.2 PEEL LOCAL PLAN 1989 3.2.1 The Peel Local Plan 1989 has two policies which are relevant to the assessment;
9.15 The character of the conservation area should be enhanced by positive schemes of action which will apply to areas and individual buildings and include the historic pattern of streets and spaces.
9.17 Any new building will only be encouraged if it conforms to high standards of design and it respects the scale and character of its surroundings.
3.3 TOWN AND COUNTRY PLANNING ACT (1999) 3.3.1 The Town and Country Planning Act (1999) has two sections which are relevant to the assessment of this application, Section 16(3) and Section 18(4).
Section 16(3) 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".
Section 18(4) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act".
3.4 ISLE OF MAN STRATEGIC PLAN 3.4.1 The Isle of Man Strategic Plan 2016 contains the following policies considered materially relevant to the assessment; o Strategic Policy 1 - development should make best use of resources o Strategic Policies 3 and 5 - promote good design and use of local materials and character o Strategic Policy 4 - 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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o General Policy 2 (b) (c) (g) - general standards towards acceptable development visual and neighbouring amenity o Environment Policy 35 - development must preserve or enhance the character or appearance of the Area. o Environment Policy 42 - promotes development taking account of locality in design. o Community Policy 7, 11 - prevent criminal activity and reduce spread of fire
3.5 OTHER MATERIAL CONSIDERATIONS 3.5.1 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man - POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS, is also relevant and 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. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected."
3.5.2 Also relevant tis the Residential Design Guide (2021) which offers advice on the design and in relation to visual impact and the impact on neighbours.
REPRESENTATIONS 4.1 The following representations can be found in full online, below is a short summary;
4.2 DOI Highway Services have considered the proposal and states, "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as there is suitable internal and adjacent public parking for any relatively modest intensification of parking demand on the site. The applicant should provide a secure covered cycle parking provision for the users of the bedrooms on the first floor of the proposals - this should be conditioned on permission or shown on a revised plan." (06.10.25)
4.3 The Senior Registered Buildings Officer has considered the proposal and states, "The case officer has requested some comments in respect of the impact on the setting of Peel Cathedral (RB 204). Given the existing relationship between the hall and Cathedral building together with the recent landscaping works within the Cathedral grounds, I judge that the proposed works within this application will have no adverse impact on the setting of the registered building." (07.10.25)
4.3 The following consultees were consulted on the 29th September 2025, of which no comments have been received at the time of writing this report; o DEFA Forestry o Peel Town Commissioners o Manx National Heritage
PLANNING HISTORY 5.1 Overall the Cathedral grounds as a whole has been subject to a wide variety of planning applications from two storey extensions to lychgate. Specifically with regards to the Corrin Hall the following applications are relevant to the assessment of this application; PA10/01814/B - Renovation, alterations and erection of extensions - Permitted PA20/01166/B - Additional use of hall as tea room (class 1.3), alterations and erection of porch extension, canopy entrance, and installation of rooflights - Permitted PA24/90913/B - Variation of condition 1 of 20/01166/B to extend the period of work to begin by a further four years - Permitted
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5.2 Also relevant to the assessment of this application is works done to the rear of the Cathedral, specifically PA14/00066/GB, which was for "Erection of a two storey cloister building connected to the Cathedral by two single storey glazed links, to provide facilities ancillary to the use of the Cathedral (in association with PA14/00067/CON)," which was Permitted with the following relevant conditions; Condition 4 - The occupation of the three apartments hereby approved shall be limited to persons who are members of the clergy and interns/students associated with Peel Cathedral only, or any resident dependants. Reason: The site is in an area where new dwellings are not normally approved except where an exceptional need has been established and accepted by the Planning Authority.
ASSESSMENT 6.1 When assessing this application there are several issues which need to be considered, the impact of the proposal on the registered building, the impact of the proposal within the overall Conservation Area, the principle of the development namely the proposed study/bedrooms with communal facilities and whether the proposal would have an impact upon highway safety/parking provisions.
6.2 SECTION 18(4) TEST - CHARACTER 6.2.1 Generally the central purpose of a Conservation Area designation is to secure visual/townscape qualities, in terms of the physical appearance created by buildings and spaces, of which it may also be considered that a particular use or mix of uses would make up an importance contribution to the defining character of an area.
6.2.2 The Peel Conservation Area does not benefit from a Character Appraisal which other Conservation Areas around the Island benefit from. In lieu of a Character Appraisal for the Peel Conservation Area and to assess whether the proposal would impact the site as per Section 18(4) of the Town and Country Planning Act, when assessing the character of an area, visual attributes are supplemented or modified by a range of factors which are generally derived from movement, activity and the senses, including traffic, the changing views of a site and how this moves through the streetscene when noting daily and seasonal variations. Each of these items has an influence on how someone will experience and value certain places, whilst they are subject to change over time, it is necessary to identify the key stages in an areas development when defining its character.
6.2.3 When looking at the proposal within this application and the existing streetscene, it's relevant to note the officers report from PA20/01166/B which stated the following regarding the alterations done under the above application, "6.4 The proposed changes to the building are less significant than those approved in 2010 and do not significantly or adversely change the character or appearance of the building. It is relevant that the surrounding site has changed and continues to alter in the range of developments that are being undertaken and planned for the cathedral and its grounds. The general intention is that the space becomes more community based and the proposed use and alterations which make it easier for people within the grounds to enter the hall, will complement this."
6.2.4 With the above in mind, the character of the area specially in relation to this application is mainly the sense of place, which is determined by the community aspects of the site as a whole and the Registered Building, the visual impact of which is discussed below. The proposal within this application whilst increasing the overall floor area and appearance of the Corrin Hall, the overall community aspect of the site and as such is deemed to be acceptable from a character point of view by preserving the overall Conservation Area by adding an a sense of place without impacting the Registered Building.
6.3 SECTION 18(4) TEST - APPEARANCE 6.3.1 When looking in relation to Section 18(4) and Environment Policy 35 which deems that development within a Conservation Area must either enhance or preserve the Conservation
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Area, which is recognised within Our Island Plan 2022 which was recently approved by Tynwald that specifically comments on the protection and enhancement of our built heritage stating; "Ensure new developments align with our sustainability goals, existing homes can become more environmentally friendly and Conservation Areas are protected and enhanced." This is to ensure, "To ensure that planning is able to support high level strategic commitments for housing, economic growth, regeneration and protection and enhancement of our built heritage."
6.3.2 When assessing the application on the above and whether the proposal would preserve or enhance the overall Conservation Area, it's relevant to note that the site as a whole has had a lot of alterations done which has changed its overall appearance over time. The main part of this proposal which alters the overall appearance of the Corrin Hall is the first floor extension above the existing song school.
6.3.3 The proposed materials are to match the existing site, with the dormers being designed to fit within the overall appearance. The main roofline whilst high will also match into the main roofline.
6.3.4 Ultimately there is no doubt that the proposed extension will be an imposing feature within the streetscene, whilst this is the case it should be noted that the Corrin Hall already has an elevated position within the streetscene, which means that the proposed extension will fit in.
6.4 SECTION 16(3) TEST - IMPACT ON REGISTERED BUILDING 6.4.1 Turning towards the impact of the proposal on the Registered Building, which is the existing Cathedral situated to the South West of the proposal.
6.4.2 Paragraph 7.25.3 of the Isle of Man Strategic Plan states, "The historic environment in practice cannot remain unchanged, and the role of planning is to reconcile the needs for development against the need to conserve and protect the historic environment." This is then followed by Environment Policy 32 which states that extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted.
6.4.3 The Registered Building is an important part of this part of the Conservation Area, there is a potential that due to the overall appearance of the proposal it could divert attention from the Cathedral, whilst this is the case, the majority of the works are situated to the Western side of the site, and as such are unlikely to impact the Cathedral above and beyond what is currently in place. It's also relevant to note that the Senior Registered Buildings Officer hasn't raised any objections to the proposal.
6.5 NEIGHBOURING AMENITY 6.5.1 Turning towards whether the proposal would have an impact on the neighbouring amenity of the properties to the Western side of the proposal. No.4 Derby Road, is the most likely to be impacted by the proposal by being situated directly along the boundary to the Corrin Hall. It was noted during the officers site visit that views are awarded into No.4 Derby Road from several places within the Cathedral site, mainly due to the low walling. With this in mind and when noting that a small amount of the first floor structure will be situated against the boundary line, with there being no additional windows facing No.4 Derby Road within the first floor completely its deemed that the proposal would have a minimal impact on the neighbouring amenity.
6.6 INTERN STUDY/BEDROOMS 6.6.1 Turning towards the proposed internet study/bedrooms with communal kitchen and living space where there can be concerns regarding the type of accommodation provided, especially
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when noting the land designation of the site as "Church," and that a similar type of accommodation was approved under PA14/00066/GB.
6.6.2 The Planning Statement states the following regarding the accommodation, "In Corrin Hall the aim will be to create four study-bedrooms for a combination of ministry interns/ organ scholars/ lay clerks (i.e. those who sing in the regular choral services) and guests. All these volunteers are on 11 month contracts from September to July each year. This will provide bespoke accommodation for the needs of this group of young people typically 18-25 year olds." There was concern regarding the wording of guests within this paragraph and whether it would just be for Peel Cathedral or others on the Island, as such confirmation was sought from the agent who confirmed that it would just be interns/ students and members of the clergy and interns/ students associated with Peel Cathedral only.
6.6.3 Ultimately accommodation such as what is proposed within this application is becoming increasingly popular within church sites for various reasons, as such the proposal here is not an anomaly and will fit within the land zoning of the overall site. With this in mind, putting conditions upon the application so the study/ bedrooms can only be used by interns/ students and members of the clergy and interns/ students associated with Peel Cathedral only, will insure that the rooms cannot be used for any other reason without further Planning Permission, especially when noting at the rooms are almost completely separate to the Corrin Hall as a whole by having their own entrance and only a fire escape connecting the upper floor to the rest of the Corrin Hall.
6.7 HIGHWAY SAFETY/ PARKING PROVISIONS 6.7.1 The site as a whole has a car park which has parking for 19 cars, which when noting the comments raised on the previous applications for the site as a whole is 4 spaces down from the parking suggested on PA14/00066/GB, with the Design Statement stating the following, "The main Cathedral parking area accommodates 19 vehicles, including 2 disabled spaces. This provides adequate provision for parking on a general day to day basis. For special events such as weddings and funerals, parking has always been accommodated in the adjacent public car park and surrounding area without disruption to the local highway network.
6.7.2 Currently the Cathedral staff using the Deanery office only require parking spaces for 2 to 3 vehicles as most of the employees live locally and are able to walk to work. There is currently sufficient parking at the front of the Deanery to accommodate this number of vehicles. Once the staff have relocated to Corrin Hall, parking for this limited number of vehicles can easily be accommodated within the main Cathedral car park.
6.7.3 Intern students are typically from off-island and so it is usually the case that they do not have their own cars during their stay. The Cathedral Trust proposes to provide a communal car for shared use, which can either be parked at the Deanery for improved security at night, or in the Cathedral car park."
6.7.4 With this in mind, it is reasonably that the existing spaces would be acceptable to meet the normal needs of staff and general visitors to the site. It should be noted that the parking provisions wouldn't be able to accommodate larger events or even if the tearooms were busy, but this would be the same whether the proposed study/bedrooms were constructed or not. As such noting that Highway Services have no objections and raised a request for cycle storage as a condition, its considered that the subsequent use is not considered to have a significant impact upon parking to warrant refusal.
CONCLUSION 7.1 Ultimately the proposal is deemed to be acceptable with conditions, on the basis that the proposed extension is of a suitable form, design, finish and setting of the building which is appropriate for the Conservation Area and shouldn't impact the Registered Building.
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7.2 The proposal is deemed to comply with Section 18(4) & Section 16(3) of the Town and Country Planning Act 1999, Strategic Policies 3, 4 & 5, General Policy 2, Environment Policy 35 & 42 of the Isle of Man Strategic Plan and Policy's CA/2 of Planning Policy 1/01, as such the proposal is recommended for approval.
RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
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 and/or rights to appeal.
Decision Made: Permitted Date: 15.12.2025
Signed : Mr Jason Singleton Presenting Officer
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