Officer Report

Application No.: 16/01397/CON Applicant: Reverend John Coldwell Proposal: Internal alterations to Registered Building (RB 228) Site Address: St Ninians Church Ballaquayle Road Douglas Isle Of Man IM2 5DA Case Officer : Miss Abigail Morgan Expected Decision Level: Officer Delegation

Officer’s Report

1.0 SITE - 1.1 The property in question is St Ninians Church, Ballaquayle Road, Douglas a registered building (RB 228).

- 2.0 PLANNING HISTORY

• o 01/02426/A - Approval in principle for demolition of church hall, erection of dwellings and replacement hall, St Ninians Church - PERMITTED AT REVIEW
• o 05/01493/B - Creation of an additional overspill car parking and extended and realigned access road to rear of St Ninians Church - PERMITTED
• o 06/00218/CON - Erection of additional two storey internal space to provide replacement accommodation in place of redundant Church Hall associated with St Ninians Church - PERMITTED
• o 06/00757/CON - Registered Building Consent for repairs to louvres and replacement of concrete roof on church tower (In association with 06/00756GB) - PERMITTED
• o 06/00756GB - Repairs to louvres and replacement of concrete roof on church tower (In association with 06/00757CON) - PERMITTED

- 3.0 PROPOSAL

3.1 The application proposes Registered Building Consent for the following;

• o Installation of new glazed timber screen and double doors to form new porch;
• o Installation of new stud partition and double doors to form new storey;
• o Installation of new glazed timber doors and screens to form new draught lobby;
• o New glazed timber screens to enclose the side chapel and formation of new ramped access;
• o The submitted drawings also show a number of items such as stone and tile cleaning.

- 4.0 POLICY

4.1 In terms of local plan policy, the application site is classed as Worship under the Douglas Local Plan Order 1998 Map No. 2 (North).

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically material to the assessment of this current planning application. - 4.3 Strategic Policy 4 states: "Proposals for development must: (a) 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;" - 4.4 Planning Circular 1/98 category a) Registered Buildings If the original windows are still in place they should preferably be repaired. If repair is impracticable, replacement windows must be the same as the originals in all respects, including the method of opening, materials and detailed design. This policy will be strictly applied other than where the particular circumstances are so exceptional as to justify a relaxation. - 4.5 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. - 4.6 "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:

• 1. 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;
• 2. 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;
• 3. 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)."
• 4.7 Planning Policy Statement 1/01 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 affect upon the building's special interest as a result of several minor works which may individually seem of little consequence.

- 5.0 REPRESENTATIONS

5.1 Douglas Borough Council has no objection. 03.01.2017.

- 6.0 ASSESSMENT

6.1 As the works are internal the main issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character of the Registered Building. It is pertinent to consider this application against Environment Policy 32 and PPS 1/01.

6.2 The proposed alterations are required to improve the facilities in the church and make the chapel and lobby more usable and energy efficient, the other works shown the drawings are to maintain the condition of the church. Therefore the proposed works are considered to be an enhancement to the property and would not detrimentally affects its character as a building of special architectural or historic interest. - 6.3 The Conservation Officer has verbally confirmed that the none of the proposals are objectionable.

- 7.0 RECOMMENDATION

7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and PPS 1/01and is recommended for approval. - 8.0 PARTY STATUS

8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application;
• (c) Manx National Heritage; and
• (d) The local authority in whose district the land the subject of the application is situated

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 06.03.2017 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.

Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 07.03.2017 Determining officer

Signed : C BALMER Chris Balmer Senior Planning Officer

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