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Application No.: 10/01814/B Applicant: Vicars \& Wardens Of St German's Cathedral Proposal: Renovation, alterations and erection of extensions Site Address: Corrin Hall St German's Cathedral Derby Road Peel Isle Of Man IM5 1HH ### Considerations Case Officer : Mr Steve Stanley Photo Taken: Yes Site Visit: Yes Expected Decision Level: Officer Delegation ### Written Representations Albany House 9 Albany Road Peel Isle Of Man Interest expressed ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Peel Town Commissioners Notes: Approve
The application site is St German's Cathedral and its grounds, Derby Road, Peel. The Cathedral is a Registered Building (No. 204). The site is bounded by Derby Road to the north, Atholl Street to the west, a car park to the east and to the south the site is bordered by an undeveloped parcel of land and the residential estate called The Grove.
Specifically, this application relates to Corrin Hall, a detached building set to the north of the Cathedral. The building has a pitched roof, roughcast rendered walls and large timber framed windows. To the rear is a more recent flat roof outlet. The hall provides a venue for a number of community uses.
The application proposed alterations, extensions and renovation of the existing building. The development is linked with that proposed by 11/00023/GB which proposes works to the Cathedral grounds including landscaping, the creation of a car park, new entrance steps, the widening of the vehicular access and the re-positioning of the bus stop on Derby Road.
Externally, the works proposed would include the extension of the building in the form of a toilet block extension to the southern elevation, an enclosed entrance to the eastern elevation and the extension and remodelling of the rear flat roof outlet. A "bell tower" would be added to the main ridge of the building and a new dormer would be constructed to the rear of the building. the existing windows are to be overhauled and repaired where necessary. Internal secondary glazing is to be used to improved thermal efficiency. Any new windows will be designed to replicate the existing windows.
Internally, the building would be arranged to provide the following at ground floor level: Main Hall Welcome/information desk area with shop area Plant room Male/female toilet Office Cleaner's store Coffee bar Refectory Commercial kitchen Ancillary store rooms, WCs At first floor level there would be a Committee room.
The following previous planning applications are considered relevant in the assessment and determination of this application:
10/00023/GB \& 11/00024/CON sought approval for creation of landscaping scheme including the erection of an electricity substation, replica keelll and hermits cell, and bus shelter lay-by. These were permitted. 08/00822/GB Erection of a dwelling within grounds. Refused. 05/01502/GB Alterations to north entrance, introduction of paving setts, forming new steps and disabled ramp, relocation of car parking (with additional spaces and landscaping) and relocation of lamp post and flag pole. Permitted.
The application site is located within an area identified as being Church by the Peel Local Plan. Within the Isle of Man Strategic Plan, the following are relevant:
Environment Policy 32, which 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."
Environment Policy 35, which states: "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 owner/occupier of Albany House, 9 Albany Road, Peel questions whether the propose parking area is sufficient to serve the site. It is set out that more parking is required to cater for the 50 covers proposed to be created within the Corrin Hall along with the 25 picnic areas and the Cathedral.
Peel Town Commissioners do not object to this application. The Manx Electricity Authority has attached an advisory note regarding electricity supply. The Highways Division does not oppose this application.
The main issues to be assessed in the determination of this proposal are:
The Strategic Plan recognises at Paragraph 7.25.3 that "The historic environment in practice cannot remain unchanged, and the role of planning is to reconcile the needs for development against the need to conserve and protect the historic environment." In applying this stance to the proposed development, it can be seen that the works identified by the approval drawings would result in considerable change to the character of the setting of the Registered Building. Be this as it may, change in itself is not a reason to reject a proposal; rather the determining factor must be whether the changes would be harmful to the setting of the historic building. It is perhaps helpful to have in mind the stance set out by Environmental Policy 35 which seeks to preserve or enhance the character and special features of the Island's Conservation Areas.
The existing Corrin Hall building is not unattractive however it would benefit from investment. The proposed external changes are considered to be well judged, adding interest and increasing the quality of the building. It is judged that overall the proposal would enhance the setting of the Cathedral in accordance with EP32.
It is important to consider how the proposal would affect the character of the wider area. Corrin Hall is visible from Derby Road and it is judged that the works would clearly enhance the wider area by improving the quality of the building and making it more usable and accessible to the community.
It is concluded that overall the works would enhance the Conservation Area in accordance with EP35.
The Highways Division has responded to this application with no objection. It is concluded that the car park would represent an improvement to the existing situation, providing a dedicated parking area that is finished appropriately to perform its function. This will serve to enhance the appearance and use of the site.
In terms of wider impacts, the conclusions reached above are relevant. The works are judged to be acceptable both in their impact upon the Registered Building and to the wider Conservation Area.
It is concluded that the proposed works are acceptable when assessed against policy. Concerns regarding the loss of parking are not shared by the Highways Division and it can be seen on site that the existing parking arrangements are poor both in terms of layout but also the visual impact caused by damage to the grassed areas and of vehicles parking in an adhoc fashion. The dedicated parking
area will overcome the visual shortcomings of the existing situation whilst regularising the parking for the site.
Permit
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
The following parties are not granted Interested Party Status as they do not meet the requirements of Planning Circular 1/06:
The owner/occupier of Albany House, 9 Albany Road, Peel is not located close enough to the application site to be afforded Interested Party Status.
The Manx Electricity Authority has raised matters which are not material to the planning merits of the proposal and is not therefore awarded Interested Party Status.
The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.
Recommended Decision: Permitted
Date of Recommendation: 30.06.2011
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 renovation, alteration and erection of extensions, Corrin Hall, St German's Cathedral, Peel as shown by 0804A/01, 0804A/02, 0804A/03, 0804A/04, 0804A/05, 0804A/06 Design Brief all received 10th December 2011.
C 3. Prior to the use of the building as approved by this application, the car park and revised vehicular access from Derby Road approved under PA11/00023/GB must be constructed in accordance with Drawing PL217/10A pursuant to PA11/00023/GB.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Senior Planning Officer.
Decision Made: Permitted
Date: ................................................................................................................................................................. 4 July 2011
Signed: ................................................................................................................................................................. ..............................................................................................................................................................
Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed: ................................................................................................................................................................. ..............................................................................................................................................................
Jennifer Chance Senior Planning Officer
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