4 January 2013 · Delegated
Christ Church, Church Hill, Laxey, Isle Of Man, IM4 7ax
The proposals covered alterations to the south-western elevation of Christ Church on Church Hill, Laxey, including erection of a replacement porch and a range of internal changes: relocation of the font, removal of the front row of pews, raising of the floor to be level with the Chancel, and removal of west end pews to create an open area. The existing porch, built in local slate with limestone features and a slate roof, was to be replaced, with the original timber doors and lancet window retained and re-used. Christ Church is a 19th-century registered building constructed from local slate stone with dressed limestone features, set within a woodland area in the Laxey Conservation Area designated in 1990. The key planning issue was whether the alterations would harm the character and historic fabric of the registered building and its conservation area setting. Officers assessed the proposals against registered building and conservation area policies and concluded that the internal changes reflected evolving patterns of worship, caused no detrimental impact to the church's fabric, and that the overall scale and design of the development was modest and in keeping with the character of the registered building and conservation area.
The application was approved because the internal alterations were judged to be minor and not harmful to the historic fabric of the church. The replacement porch and other works were considered modest in scale and in keeping with the character of the registered building and the Laxey Conservation Area, complying with the relevant registered building and conservation area policies in the Isle of Man Strategic Plan and Planning Policy Statement 1/01.
Environment Policy 32
Isle of Man Strategic Plan
Environment 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. 7.27 Change of Use of Registered Buildings 7.27.1The best use for a Registered Building is usually the use for which the building was designed. However, it is recognised that it is often necessary to look for a new use to secure the economic future of the b uilding. It is important therefore that any new use is appropriate and that physical alterations are sensitive to its character. (1) Curtilage is defined in Appendix 1
Environment Policy 35
Isle of Man Strategic Plan
Environment 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. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
GENERAL CRITERIA APPLIED IN CONSIDERING REGISTERED BUILDING APPLICATIONS
Planning Policy Statement 1/01
POLICY 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).
ALTERATIONS AND EXTENSIONS
Planning Policy Statement 1/01
POLICY 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.
SPECIAL PLANNING CONSIDERATIONS
Planning Policy Statement 1/01
POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS 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.
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This approval relates to the works shown in drawings Location Plan, Block Plan, Drawing No: 82:3:12 Plan as Existing received 23rd October 2012 and 83:4:12 Rev A Plan as Proposed General Layout received 28th November 2012.
