Planning Officer Report

Planning Officer Report And Recommendations {{table:409291}}

Officer's Report

The Application Site

1. The application site is the curtilage of Registered Building 172 Sulby Methodist Church, a large traditional Methodist chapel sited on the southern side of the A3 Rheynn Cullyn on the eastern side of the A14 junction.

1. The surrounding area is characterised by a mix of uses with a store to the west, Sulby Primary School to the east, a public house to the northwest and residential properties to the north and north east of the application site.

The Proposal

1. This application seeks Registered Building Consent for the creation of a disabled ramped access to the church.

Planning History

1. The application site has been the subject of a number of Conservation Grant Applications none of which are considered materially relevant to the assessment of this current planning application. The application site is currently subject to one Planning application that is considered materially relevant to the assessment of this current planning application:

PA 12/01342/GB: Installation of two gates (In association with 12/01343/CON) Application Permitted.

Planning Policy

1. As the Sulby Chapel is a Registered Building (RB 172) located in Sulby, 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 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 Policy 32 of the Isle of Man Strategic Plan 2007 (20th June 2007).

1. "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."

Environment Policy 32 states; "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."

In considering any application for alterations or extension to a Registered Building and/or a building located within a conservation area, it is necessary to consider the character of the area and whether the application preserves or enhances the character of both the Registered Building and the Conservation Area within which it is located.

1. That proposed is the installation of a concrete ramp with metal guard railing required for the disabled access and for funerals.
2. The photos marked up to show the ramp in place are scant in their detail however; it is considered that there is sufficient information to consider the application.
3. The dwarf wall forming the side of the ramp is to be finished in stonework to match that of the main church building.
4. The handrail is of the 'key clamp' type of generic handrail. This will be conditioned to be painted black.
5. The replacement of the existing concrete footpath with concrete is considered a repair and therefore acceptable.
6. The creation of the ramped access would not detrimentally impact upon the character of the Registered Building and is therefore acceptable.

Planning Officers Supplementary Report

1. The level of development proposed is considered to be relatively modest and not adverse to upset the character and quality of the building. The proposed finish of the side elevation wall and black painted hand rail are considered to compliment the building and be sympathetic to the existing appearance of Sulby Methodist Church. Not other than physically altering the appearance of application site building, the proposal is beneficial in terms of providing suitable access for physically disabled persons at ease who are likely to utilise the building for the intended purposes.
2. The proposed erection of the disabled access ramp would be visible from a main public thoroughfare, however given the proposed finish and design of the ramp, the proposal is not considered to have a detrimental impact on public amenity. The scale and siting of the proposal is not considered to be inappropriate, given its proposed intended use.

Recommendation

1. Permit.

Party Status

1. The local authority, Lezayre Parish Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of 08.03.2013

Recommendation:

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 following information all date stamped 31 Jan 2013: A4 Colour Photo Sheet Location Plan Drawing Number SC.13.001.1001 Issue A C 3. The stonework to the side of the ramp is to match that of the main body of the church in every aspect including stone type, colour, relative size and mortar joint size and finish.

C 4. The guard rail to the ramp is to be painted black.

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 : 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