**Document:** Planning Officer Report **Application:** 12/01427/GB — Alterations, internal re-ordering and erection of replacement porch (In association with 12/01428/CON) **Decision:** Permitted **Decision Date:** 2013-01-04 **Parish:** Lonan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/17380-lonan-christ-church-hill-alterations-internal-re-ordering/documents/1575655 --- # Planning Officer Report Case Officer: Mr S Moore Photo Taken: Site Visit: Expected Decision Level: Officer Delegation ## Officer's Report ### The Site 1. The application site is the curtilage of a church and adjoining land, set within a woodland area on Church Hill, within the Laxey Conservation Area. The church on the site, Christ Church, is a Registered Building and was built in 19th Century. The site of the proposals is on the south western elevation of Christ Church. 2. The church is constructed from the local slate stone, with dressed limestone features, quoins etc. 3. The existing porch, a major part of this application, is similarly built in the local slate with limestone features and a slate roof. It is entered via a set of steps through a pair of timber doors with lancet window over, which are to be retained and re-used within these proposals. ### The Proposal 4. Proposed is Registered Building Consent for alterations, internal re-ordering and relocation of the font, removal of the front row of pews, raising of the floor to be level with the Chancel and removal of the west end pews. 5. Demolition and enlargement of the existing porch to incorporate a cupboard and disabled toilet in conjunction with the erection of an external disabled access ramp to the new porch. ### Planning History 6. Planning permission was granted for the erection of a notice board under 12/00283/D which is the most recent application. Other than that application 08/01341/CON for Registered Building Consent for re-ordering of interior including creation of disabled toilet, kitchen and gallery (in association with 08/01340GB) was withdrawn. ### Development Plan Policies 7. The application site falls within a parcel of land designated for worship in the Laxey and Lonan Area Plan 2005. As the application site is a Registered Building (RB 85) and falls [Table omitted in markdown export] within the Laxey Conservation Area, there are two policies within the Isle of Man Strategic Plan which are considered to be specifically material to the assessment of the application, Environment Policy 32 and Environment Policy 35. 8. As Christ Church is a Registered Building located in the Laxey Conservation Area, designated in 1990, the content of this application has been considered with particular regard to RB/3: GENERAL CRITERIA APPLIED IN CONSIDERING REGISTERED BUILDING APPLICATIONS, POLICY RB/5 ALTERATIONS AND EXTENSIONS and Policy CA/2 SPECIAL PLANNING CONSIDERATIONS as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man in tandem with Environment Policies 32 and 35 of the Isle of Man Strategic Plan 2007 (20th June 2007) as set out within the Officer's Report. "Planning Policy Statement 1/01 RB/3: General Criteria Applied in Considering Registered Building Applications 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 fireplaces) may come to light after the building's entry in the register; - The building's 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)." "RB/5: Alterations and Extensions 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." 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. 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." ### Representations 9. Laxey Village Commissioners recommend that the application is approved. ### Assessment 10. The demolition and enlargement of the existing Porch to incorporate a cupboard and Disabled Toilet has, without doubt, the largest impact upon the character of the Registered Building. It reflects the changes in the way in which members of the congregation worship with a desire to have more facilities for the elderly and young alike, on site. 11. The erection of an external disabled access ramp to the new porch. As set out above, this reflects the changing needs of the congregation. The materials used match and harmonise with those of the existing church. The hand rail would be 12mm steel round bars with cast iron collars. The railings would be simple in detailing and are considered to be appropriate in terms of the character and appearance. 12. Items such as the re-location of the font, the removal of the front row of pews, the raising of the floor to be level with the Chancel and the removal of the west end pews to create an open area to the west end of the church further reflect the changes in the worship. None of these minor amendments are considered to have a detrimental impact upon the church and are therefore acceptable. 13. Overall, the proposed level of development is modest and is of a design that is in-keeping with the character of the Registered Building and the Conservation Area within which it is located. As such, the proposals are considered to comply with the provisions of General Policy 2 and Environment Policies 32 and 35 in the Isle of Man Strategic Plan 2007, and policies RB3, RB5 and CA/2 of the Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man. ### Recommendation 14. The scheme is deemed to be acceptable and to comply with the policies outlined within this report and is therefore recommended for approval. ### Party Status 15. The local authority, Laxey Village Commissioners, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status. ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 02.01.2013 ## Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to the works as shown in drawings Location Plan, Block Plan and Drawing No: 82:3:12 Plan as Existing received 23rd October 2012 and 43:4:12 Rev A received 28th November 2012. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made : Permitted Date : 2 January 2013 ### Determining officer (delete as appropriate) Signed : ... Anthony Holmes Senior Planning Officer Signed : ... Michael Gallagher Director of Planning and Building Control Signed : ... Sarah Corlett Senior Planning Officer Signed : ... Jennifer Chance Development Control Manager --- *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/17380-lonan-christ-church-hill-alterations-internal-re-ordering/documents/1575655*