**Document:** Heritage and Planning Statement
**Application:** 19/00822/GB — Alterations, demolition of conservatory and WC outbuilding and erection of extension to provide community space (in association with 19/00823/CON)
**Decision:** Permitted
**Decision Date:** 2019-09-04
**Parish:** Lezayre
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/29073-lezayre-our-lady-star-demolition-extension/documents/1329317

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# Heritage and Planning Statement

## Basic Information

![A photograph showing the exterior of a large stone building with a red roof and a prominent tower, situated next to a road.](https://images.planningportal.im/2019/07/212578.jpg)

Our Lady Star of the Sea and St Maughold is number 80 on the list of protected registered buildings as well as being within a conservation area.

### Location • Setting

Located adjacent to the sea at the junction of Dale Street and Queen's Promenade, the church forms an important landmark at the point where a main thoroughfare turns away from the sea and into a mixed use, largely retail area of Ramsey. To the north and east are tall, largely rendered Victorian properties within a close knit urban fabric. To the south the urban fabric is more open, low lying and modern.

### Historical Value

Following the establishment of the Catholic Church in Ramsey in 1863 and subsequent fund raising drives, the church and presbytery were built in 1909-1910, an early example of the work by the well known architect Sir Giles Gilbert Scott.

Scott is best known for the Anglican Church in Liverpool, Barkside Power Station (now Tate Modern), the rebuilding the Commons Chamber of the Palace of Westminster (following bomb damage during the Second World War) and the British red telephone box.

Largely unchanged from its original form, Scott continued to make further improvements and provide furnishings until 1946. Extensive repairs were carried out in the nineteen eighties.

In continual use it remains important in bringing the community together.

### Evidential Value

The church and presbytery retain much of the physical evidence of how it was used and is still used, because it is largely unaltered and in use as originally intended.

The 'L' shaped building consists of the rectangular main body of the church adjacent to Dale Street, containing the public entrance at the base of the tower at the east end, sea side; with a presbytery attached. The presbytery forms the base of the 'L' and is parallel to the sea. A high-walled private garden is formed between the presbytery and church.

The Church holds documentation relating to the construction, including the cost of the works at a total of £3000; details of larger donations; and of internal furnishings such as the Station of the Cross and statues of St Joseph and the Sacred Heart both by Kammerer of Vienna; and the stained glass designed by James Hogan for Whitefriars, all under Scott's direction who later designed the entrance screen and altar rails.

### Communal Value

This group of buildings, with a symbolic value as a place of worship was built by fundraising initiatives and charitable donation at a time when the church was the main focal point in the community, a gathering space to see and be seen, where all important events in life - birth, marriage and death were acknowledged and marked.

The Church is well attended with numerous events throughout the year, its continued usage and social value giving it a clear sense of identity, retaining its historical relevance.

### Aesthetic Value

The church is of a simple, monumental form with massive tower and a presbytery attached of a more domestic scale. Both are constructed of local manx random rubble stonework with openings and features on the church dressed in stonework. On the presbytery the openings are dressed in grey brown brickwork, which appears within the body of the church as the internal wall finish.

The presbytery has a vertical emphasis with tall, narrow dormer windows and tall, slim chimney stacks. The roof is steeply pitched, covered with a red clay tile, which 'kicks' out at a shallower angle at saves level. Internal decoration is simple and restricted to small amounts of intense colour and detail.

Scott is noted for his blending of Gothic tradition with modernism. Our Lady, with its fusion of relatively simple masking, limited palette of materials, stripped back interior and Gothic windows to the main body of the church illustrates an important stage in the early development of this well-known architects style.

## 01 Application Details

Our Lady Star of the Sea • St. Maughold, Ramsey; Registered Building 80 Ramsey Conservation Area

### Application for Full Planning Approval

#### Application for Registered Building Consent

The Friends of Our Lady Star of the Sea • St. Maughold • Applicant: Homcasite Thomas Ltd • Agent: HOMCASITE THOMAS LTD

#### 02 Design

##### 02.1 Description • Existing • Proposed Use

Our Lady is a registered building, an early twentieth century Catholic Church with attached presbytery around two sides of a high-walled rear garden, designed by Sir Giles Gilbert Scott.

This application seeks approval to demolish the existing modern UPVC porch to the rear elevation of the presbytery and the external wc outbuilding and construct a meeting/communal space with attached ancillary service spaces.

##### 02.2 Description • Background • Need

Our Lady is a well-attended church and The Friends organize a variety of events throughout the year from Parish Council meetings and weekly lees and coffee after Sunday Mass to the summer Strawberry Fours and Christmas Fours. These are currently held in either the existing presbytery and garden, where space is limited, or external venues around Ramsey.

The addition of a new dedicated communal space would greatly benefit the parish. It would enable events currently undertaken off site to be brought on site to the church as well as encouraging new events. The current level of interference to the priests home will be greatly lessened and the pastoral and social life of the community would be enhanced and improved plus a new focal point would be created.

Refer to separate accompanying statement from Applicant regarding details of proposed usage of new community space.

##### 02.3 Description • Existing Buildings • Site

Our Lady and its single storey annex is of a simple monumental form, constructed with many storey rubble walls with a steep red clay tile roof and a striped back brick interior, with features and openings in dressed store.

The attached presbytery is of a more domestic scale, with a vertical emphasis, constructed of many store rubble walls with a steep red clay tile roof and openings formed in brickwork, clearly subservient to the church.

The enclosed walled garden is south-west facing, with the rear boundary compromised by services and a single car space garage.

##### 02.4 Description • Proposed Site Location

Initial considerations gave thought to locating the new communal space at the rear of the enclosed garden, separate from the presbytery, the living space of the Priest, and immediately adjacent or attached to the sacristy by the south-west boundary.

A key driver, however, is that a new community space must be separated from the church and sacristy due to the sacred nature of the Church, with no opportunity for access or shared facilities between the two spaces. Facilities would therefore need to be incorporated into the proposal to service the communal space in the form of a kitchen, storage, and cloak area. This would result in a large footprint being required in an area that is restricted due to the presence of the Priests garage, an oil tank, below ground septic tank, and overhead telecom lines. A larger building in this area would compromise the garden elevation of the Church and its annex, as well as potentially compromising the adjoining neighbours' amenity.

##### 02.5 Description • Specific Site Location

In order to facilitate this access and existing storey boiler room in the presbytery, linked to its secure lobby, will be re-purposed as a linking lobby with purpose designed and built fitted furniture for storage and cloaks. An existing window to the store area, tucked away in a forgotten obscured corner of the site at the junction of the presbytery and church, will be converted to a doorway, minimizing impact on the historic fabric.

For larger events, the kitchen within the presbytery will serve the new community space, as it serves current events, smaller meetings will be accommodated by a portable tea urn. The current level of interference to the living and working space of the priests' home will therefore be greatly lessened.

To enable locating the communal space in this area, the existing modern UPVC porch attached to the rear of the kitchen, which is at the end of its design life and of poor form will need to be removed.

##### 02.6 Description • Design Principles, Layout, Appearance • Scale Of Proposal

Gilbert Scott's architectural language on the building blends Gothic tradition with modernism, as well as indicating a hierarchy of spaces from the important, sacred nature of the Church to the lesser domestic Priests house. This can be seen through relatively simple, monumental massing and the use of a limited palette of materials, with dressed store, mainly painted, arched windows to the church and brick flat arched openings to the presbytery.

The design of the new community space references the registered building in both form and use of materials, yet it can be clearly viewed as a new, distinct, and separate entity, lightly touching the existing building.

A simple form, the new space is modest in scale and respects the historic building. It is limited in height to that of the height of the church annex therefore maintaining the views out from the presbytery first floor bedroom windows; its footprint is set inbound from the external gable wall of the presbytery, so that the end wall of the historic presbytery is visible; and its footprint is also limited in the garden direction by the chapel window in the annex, protecting the main elevation of the church.

The new proposal, which acts as an interface between the presbytery and the garden, is visually separated from the historic building at its junction with the presbytery by a ribbon of glazing in both roof, which falls gently away from the building, and in wall. Both allow light into the rear ground floor rooms of the presbytery. The main roof to the proposal is sedum, providing an enhanced outlook and amenity from the Priests' first floor bedroom windows.

Similarly, the proposal is separated from the church annex by the service accommodation of store and disabled persons, with being physically set back and finished in a dark grey cladding which aids in sending the accommodation further back visually.

The proposal essentially takes the form of a flat arch, constructed in brick, in a colour matching the storework, taking its cue from the presbytery window surrounds. This brick arch surrounds a large area of glazed sliding doors, which creates a visual and physical link between the presbytery, community space, and the garden beyond. Slim external columns sit in front of the glazed screen providing a vertical element.

##### 02.7 Area

The total area of the proposed facility will be 50 m², with the open space an area of 28 m². This can accommodate from 24 people at tables to up to 58 people standing, allowing a number of regular events which currently occur off site to be undertaken on site.

##### 02.8 Landscape

The rear garden is simply re-landscaped with materials that are evident within the church. A brick pathway in a stretcher bond will link the garden wall entrance gate with the new proposal and a "split out space" in front of the glazed screen with a minibike. The pathway and split out space are differentiated by the brick bonds changing direction by ninety degrees. A simple path of flag stones set into the grass will be located alongside the church itself.

The remaining central area is grassed, with the contemporary sitting statue of Jesus with a crown of thorns marginally reticulated along the garden boundary, and on an axis with the new brick pathway.

##### 03 Access

##### 03.1 Vehicular • Transport Links

There are no proposed alterations to the current vehicular and parking arrangements.

The church is situated in close proximity to both public transport links and public car parking, currently events are easily accommodated by these arrangements. The priests single garage remains.

##### 03.2 Inclusive Access

These works will not affect the current access arrangements. Access for the mobility-impaired will be provided from the garden gate entrance through to the disabled persons.

##### 04.0 Planning Policy (Cont)

The proposal is in line with the following planning policies of the Strategic Plan 2016:

##### Strategic Policy 1

Development should make best use of resources by:

a) optimising the use of previously developed land, redundant buildings, unused land use, and re-using access to the existing materials; b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space, and amenity standards; c) being located so as to utilise existing and planned infrastructure, facilities, and services.

Extending the present building to accommodate a new meeting room and communal space will ensure a number of regular events that currently occur off site to be undertaken on site, therefore a more efficient use of site will occur with existing infrastructure, facilities, and services would be utilised.

##### General Policy 2

Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and other policies of this Strategic Plan will normally be permitted, provided that the development:

(a) is in accordance with the design brief in the Area Plan where there is such a brief;

(b) respects the site and surroundings in terms of siting, layout, scale, form, design, and landscaping of buildings and the spaces around them;

(c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely the public view of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity standards of local residents or the character of the locality;

(h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing, and maneuvering space;

(i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption.

The development is in line with existing land-use zoning; respects the registered building in terms of siting, scale, form, and design; does not adversely affect the surrounding townscape from which it is not visible nor the amenity of local residents; it provides adequate amenity standards.

##### Environmental Policy 32

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.

The proposed extension can be viewed as a new and clear, visually separated, addition to the registered building. It draws on the same materials, utilising the same architectural language and is limited in mass to particular features of the registered building.

##### 04.0 Planning Policy (Cont)

##### Environmental Policy 34

In the maintenance, alteration, or extension of pre-1920 buildings, the use of traditional materials will be preferred.

The new extension uses traditional materials—brick, wielders in the registered building, plus a large area of glazing providing a visual link through to the presbytery behind.

##### Environmental Policy 35

Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.

The development is situated within the high-walled rear garden and not visible from the surrounding conservation area.

##### Planning Policy Statement 1/01, Policy RB/3

The issues that are generally relevant to the consideration of all registered building applications are:

The importance of the building, its intrinsic architectural and historic interest, and rarity, relative to the island as a whole and within the local context.

The particular physical features of the building (which may include its design, plan, materials, or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance (e.g., interiors, murals, hidden features) may come to light after the buildings entry into the register.

The buildings setting and its contribution to the local scene, which may be very important, e.g., where it forms an element in a group, park, garden, or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings).

Our Lady is an important registered building. This extension will have a significant positive impact on the church community and its operation, providing an additional focal point moving into the future. The materials and physical features of the registered building have all been drawn on to aid in forming the extension.

##### Planning Policy Statement 1/01, Policy RB/5

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 effect upon the building's special interest as a result of several minor works which may individually seem of little consequence.

There is a clear need for providing a dedicated meeting/communal space for this well-attended church, allowing a number of regular events which presently occur off site to be undertaken on site. This would add to the community and regular usage of the Church. The proposed extension lightly touches the registered building whilst drawing on its materials and special features.

##### 04.0 Planning Policy (Cont)

##### Planning Policy Statement 1/01, Policy CA/2

When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposal 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 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.

The proposed extension is within the high-walled rear garden of the church and presbytery and not visible from the remainder of the Ramsey conservation area.

##### Planning Policy Statement 1/01, Policy RB/10, Ecclesiastical Buildings

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 are 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.

A well-attended church, this modest extension will allow a number of regular events which presently occur off site to be undertaken on site. The proposed extension lightly touches the registered building whilst drawing on its materials and special features.

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*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/29073-lezayre-our-lady-star-demolition-extension/documents/1329317*