Officer Report

Application No.: 25/90835/B Applicant: The Cathedral Office Proposal: Erection of lychgate to form pedestrian entrance to Cathedral grounds from Derby Road (previously approved under application 13/91514/B) (in association with 25/00836/CON) Site Address: Cathedral Grounds Cathedral Isle Of Man Derby Road Peel IM5 1HH Planning Officer: Vanessa Porter Photo Taken: 18.09.2025 Site Visit: 18.09.2025 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 27.10.2025 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. Prior to the commencement of any building operations, there must be submitted to and approved by the Planning Authority a sample of the external finishes of the building/walling/hard surfacing. These approved samples are required to be implemented in accordance with this approval. Reason: To protect the character and appearance of the Conservation Area
• C 3. All planting shall be carried out in accordance with the approved details in the first planting and seeding seasons following the completion of the Lychgate. Any tree or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the Planning Authority gives written consent to any variation. Reason: To protect the character and appearance of the Conservation Area

This application has been recommended for approval for the following reason.

The proposal is deemed to comply with Section 18(4) & Section 16(3) of the Town and Country Planning Act 1999, Strategic Policies 3, 4 & 5, General Policy 2, Environment Policy 35 & 42 of the Isle of Man Strategic Plan and Policy's CA/2 of Planning Policy 1/01, as such the proposal is recommended for approval.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 3rd September 2025;

• o Drawing No. 0804F/10
• o Drawing No. 0804F/11
• o Drawing No. 0804F/12
• o Drawing No. 0804F/13
• o Drawing No. 0804F/14
• o Drawing No. 0804F/15
• o Drawing No. 0804F/16
• o Drawing No. 0804F/17
• o Drawing No. 0804F/18
• o Planning Statement

_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection _________________________________________________________________ Officer’s Report THE SITE

1.1 The site is within the curtilage of St. German's Cathedral which is situated to the South West of Derby Road. St. German's Cathedral is a Registered Building (No.204). The specific part of the site which has the red line surrounding it is situated to the middle of the site just to the West of the existing bus shelter along Derby Road. - 1.2 Presently, vehicular access to the Cathedral is via the entrances at Derby Road and Atholl Street. A further pedestrian access is available from Lyndale Avenue. Within the grounds (south of application site) is the Cathedral itself which sits in the southern half of the site and to the west of the application site is Corrin Hall which is used for a variety of purposes including as a play group and is a venue for various community activities. - 1.3 During the officers site visit, it could be seen that the site of the proposal had been partially excavated. THE PROPOSAL

2.1 The current planning application seeks approval for the installation of a lychgate, the proposal is a revised smaller scheme from the originally approved PA13/91514/B. The majority of the works are situated within a 12m by 12m area and include the removal of approximately 20m of walling and railing along Derby Road. The removed stone is proposed to be salvaged for reuse on site. - 2.2 The lychgate is set back slightly from the main pavement along Derby Road and is to have two sets of stairs, one situated within the lychgate and one situated to the South of the site. The proposed new walling is to be sandstone to match the existing, with bespoke timber benches with inset engraved features on either side at the front of the lychgate. The lychgate

• itself is to have the appearance of a Viking boat which is to have a supported oak "tree of life" entrance arch which is fixed by stainless steel shoes. The underside and hull of the "boat" is to be timber clad and is to have a stainless steel spine which will be engraved with Celtic designs on either side. The walling of the lychgate is to have an engraved sandstone panel. The majority of the path is to have Marshalls 'fairstone' limestone paving with a section of the path having Riven stone paving which is to be carved with the following inscription, "Mannanan Beg Mac y Leirr."
• 2.3 The planning statement states the following regarding the revised scheme, "The scheme consisted of a sculptural roof inspired by the shape of an upturned Viking boat supported on curved stone walls. To either side of the main access were two covered spaces that were to act as a relocated bus shelter, as agreed by Bus Vannin, and an information point for tourists arriving in Peel by bus. The existing roadside bus shelter was to be removed and the pavement adjacent to the proposed entrance modified as part of the Peel Regeneration Scheme.
• 2.4 Unfortunately the extent of the Regeneration Scheme was revised and did not include the proposed modifications along Derby Road or relocation of the bus shelter. Due to this there is now no need to incorporate the bus shelter or tourist information area within the Lychgate. The scheme has therefore been reduced in scope and simplified while still maintaining the original design ethos." PLANNING POLICY

3.1 The site lies within an area zoned as "Church" on the Peel Local Plan 1989 Map. The site is not situated within a Flood Risk Zone but is situated within a Conservation Area and whilst the application site is not registered it should be noted that St. Germans Cathedral which is situated to the South of the application site is both a Registered Building and situated within a Registered Trees site. - 3.2 PEEL LOCAL PLAN 1989

• 3.2.1 The Peel Local Plan 1989 has two policies which are relevant to the assessment; 9.15 The character of the conservation area should be enhanced by positive schemes of action which will apply to areas and individual buildings and include the historic pattern of streets and spaces.

9.17 Any new building will only be encouraged if it conforms to high standards of design and it respects the scale and character of its surroundings.

3.3 TOWN AND COUNTRY PLANNING ACT (1999)

• 3.3.1 The Town and Country Planning Act (1999) has two sections which are relevant to the assessment of this application, Section 16(3) and Section 18(4). Section 16(3) states, "In considering — (a) whether to grant planning approval for development which affects a registered building or its setting, or (b) whether to grant registered building consent for any works, the relevant 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". Section 18(4) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act".

3.4 ISLE OF MAN STRATEGIC PLAN

• 3.4.1 The Isle of Man Strategic Plan 2016 contains the following policies considered materially relevant to the assessment;

• o Strategic Policy 1 - development should make best use of resources
• o Strategic Policies 3 and 5 - promote good design and use of local materials and character

• o Strategic Policy 4 - 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.
• o General Policy 2 (b) (c) (g) - general standards towards acceptable development visual and neighbouring amenity
• o Environment Policy 35 - development must preserve or enhance the character or appearance of the Area.
• o Environment Policy 42 - promotes development taking account of locality in design.
• o Community Policy 7, 11 - prevent criminal activity and reduce spread of fire

- 3.5 OTHER MATERIAL CONSIDERATIONS

• 3.5.1 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man - POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS, is also relevant and 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."

• 3.5.2 Also relevant tis the Residential Design Guide (2021) which offers advice on the design and in relation to visual impact and the impact on neighbours. REPRESENTATIONS
• 4.1 The following representations can be found in full online, below is a short summary;

4.2 DOI Highway Services have considered the application and state, "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the proposals will not negatively impact the adopted highway." (15.08.25)

4.3 The following consultees were consulted on the 9th September 2025, of which no comments have been received at the time of writing this report;

• o DEFA Forestry
• o Peel Town Commissioners
• o Registered Buildings Officer
• o Manx National Heritage

PLANNING HISTORY

5.1 The Cathedral grounds have been subject to a number of applications for alterations and redevelopment including schemes for the creation of car parking, refurbishment of paths and access ways, the installation of notice boards, installation of replacement windows, flagpole, sculptures and most significantly, a new two storey cloister building, all approved.

5.2 Of specific note for this application is the following lychgate applications; PA25/00836/CON - Registered Building Consent for demolition work in a Conservation Area (in association with 25/90835/B) - PENDING CONSIDERATION PA18/00140/B - Variation of condition one of PA13/91514/B, Construction of a lychgate along Derby Road to form new pedestrian entrance to Cathedral grounds which incorporates facilities for a re-located bus shelter, to extend the period of permission by four years - Approved with conditions PA13/91514/B - Construction of lychgate along Derby Road to form new pedestrian entrance to Cathedral grounds which incorporates facilities for a re-located bus shelter - Approved with several conditions

PA13/91212/B - Construction of a lychgate along Derby Road to form new pedestrian entrance, which incorporates facilities for a relocated bus shelter - Withdrawn

ASSESSMENT

6.1 It is considered the main issue which needs to be assessed in the determination of this proposal is the potential impact upon the visual amenities of the street scene, Conservation Area and the nearby Registered Building.

- 6.2 SECTION 18(4) TEST - CHARACTER

• 6.2.1 Generally the central purpose of a Conservation Area designation is to secure visual/townscape qualities, in terms of the physical appearance created by buildings and spaces, of which it may also be considered that a particular use or mix of uses would make up an importance contribution to the defining character of an area.

• 6.2.2 The Peel Conservation Area does not benefit from a Character Appraisal which other Conservation Areas around the Island benefit from. In lieu of a Character Appraisal for the Peel Conservation Area and to assess whether the proposal would impact the site as per Section 18(4) of the Town and Country Planning Act, when assessing the character of an area, visual attributes are supplemented or modified by a range of factors which are generally derived from movement, activity and the senses, including traffic, the changing views of a site and how this moves through the streetscene when noting daily and seasonal variations. Each of these items has an influence on how someone will experience and value certain places, whilst they are subject to change over time, it is necessary to identify the key stages in an areas development when defining its character.
• 6.2.3 When looking at the proposal within this application and the existing overall streetscene, it's necessary to note the scale and density of the historic environment, at the moment the existing views into the site are from the walling with railings above which gets less of a view in the further down Derby Road (to the West) you go. Other views are afforded into the site from the North within the Commissioners car park and from the East of Derby Road/ within the car park adjacent to the site. Whilst views of the site are available from the West at the bottom of Derby Road when looking up the street, a lot of these views are obscured by the high walling between the Cathedral site and 4 Derby Road. Overall the Registered Building (Cathedral) is majority what draws the eye into the site, which means that the degree to which people move and look freely within the site or are restricted to prescribed routes and viewpoints, have a positive impact on the sense of place.
• 6.2.4 With this in mind the character of the area specifically in relation to this application is the viewpoint and the sense of place, which is determined by the Registered Building, the visual impact of which is discussed below. The proposal within this application is almost the same as the previously approved PA13/91514/B, with the main differences being the extent of works done to sides of the proposal and the steps up into the site.
• 6.2.5 Whilst the proposed drawings show a large amount of trees within the boundary of the site, it could be seen from the officers site visit that these were not in situ and that there is a large gap within the site at the moment. This gap is where excavation works have already been done to the banking, ultimately at the moment this does not contribute to the character of the Conservation Area.
• 6.2.6 The proposal is smaller than previously approved, with the lychgate itself being the main vocal point which looked at separately, it will add an additional view into the Registered Building. The sense of place within this area of the Conservation Area will be enhanced by the proposed works compared to the existing site.

• 6.2.7 With the above in mind the proposal is deemed to be acceptable from a character point of view by enhancing the overall Conservation Area by adding an additional sense of place without impacting the Registered Building.
• 6.3 SECTION 18(4) TEST - APPEARANCE

• 6.3.1 The starting point when assessing the appearance of the proposal against the Conservation Area is the existing situation. As stated above, there is existing ground works to the site which have been done to prepare for the previous lychgate proposal, which do not add to the appearance of the Conservation Area.
• 6.3.2 When looking in relation to Section 18(4) and Environment Policy 35 which deems that development within a Conservation Area must either enhance or preserve the Conservation Area, which is recognised within Our Island Plan 2022 which was recently approved by Tynwald that specifically comments on the protection and enhancement of our built heritage stating; "Ensure new developments align with our sustainability goals, existing homes can become more environmentally friendly and Conservation Areas are protected and enhanced." This is to ensure, "To ensure that planning is able to support high level strategic commitments for housing, economic growth, regeneration and protection and enhancement of our built heritage."
• 6.3.3 When assessing the application on the above and whether the proposal would preserve or enhance the overall Conservation Area, its relevant to note that several other Cathedrals around the Island have lychgates, ranging in appearance. Theres is no doubt that the proposal is completely different to the existing site in terms of appearance, whilst this is the case, the proposal is comprehensive in itself when viewed as stand alone. The proposal is situated within an area of Derby Road, where the existing defining feature is the bus stop shelter, which does not add to the Conservation Areas appearance, as such whilst the proposal does not match the existing Registered Building it will add character to this area.
• 6.3.4 Ultimately the materials proposed will help the proposal to fit within it's site and it will enhance the overall appearance of the site when noting the existing situation.

- 6.4 SECTION 16(3) TEST - IMPACT ON REGISTERED BUILDING

• 6.4.1 Turning towards the impact of the proposal on the Registered Building, which is the existing Cathedral situated to the South West of the proposal.
• 6.4.2 The proposal is one of a number of changes which have been done to the site, some of which have already changed the overall setting of the Registered Building, which was previously made up from large amounts of lawned open space. The Planning Statement, states the following, "The revised submission retains the detail and design ethos of the originally approved scheme, albeit in a more compact and simplified form. It will still create an impressive entrance and processional route to the Cathedral, Corrin Hall and the landscaped gardens that will enhance the visitor experience to the site and the town."
• 6.4.3 With this in mind, it's relevant to note the comments raised by the recommending officer for the design of the previous approval, "6.5The scheme is one of a number of changes which have been proposed which will as a whole change the setting of the existing areas surrounding St German's Cathedral, which currently is made up by large areas of lawned open areas. The applicants indicated that the proposed Lychgate, "creates a liminal space marking the boundaries of civic and ecclesiastical areas" and "it helps the flow of public movement, gives a sense of open space combined with shelter, and creates a distinctive perspective both for Peel's civic authority and for the business and commerce at the centre of the town". The applicants also indicate that; "The design which evolved draws from the ancient roots of this historically rich city making reference to its shipbuilding and Celtic past, and makes reference to the continuing Christian presence".

• 6.4.4 Paragraph 7.25.3 of the Isle of Man Strategic Plan states, "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." This is then followed by Environment Policy 32 which states that 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.
• 6.4.5 The Registered Building is an important part of this part of the Conservation Area, there is a potential that due to the overall appearance of the proposal it could divert attention from the Cathedral, whilst this might be the case, the proposal within this application is smaller than the previously approved and removes two large side parts which would increase the diversion away from the Cathedral. It's guaranteed due to where the proposal is situated that it will provide a prominent entrance into the site, from Derby Road, especially when noting it will be opposite the existing bus stop, which is the main bus stop for Peel. The proposal is likely to encourage more people/visitors to walk through the grounds and visit the Cathedral itself.
• 6.4.6 Overall, it is considered that the proposal is of a design which would be acceptable for the area it is to be situated, it would compliment the Registered Building and would provide an enhancement to the Registered Building when taking account of the existing situation. The proposal would also improve access to the Cathedral, which can only be a positive, whilst also providing public benefits with a bus stop and tourist information point incorporated into the scheme.

- 6.5 CONDITIONS

• 6.5.1 It's relevant to note the previously approved application had two applications situated upon it one for landscaping and one for materials. Whilst the proposal is now reduced from the previously approved, both of these conditions should still be attached to this application. CONCLUSION
• 7.1 Ultimately the scheme continues to be acceptable, with this proposal within this application being smaller than previously approved, and as such having a smaller impact on the overall Conservation Area and Registered Building as a whole.

7.2 The proposal is deemed to comply with Section 18(4) & Section 16(3) of the Town and Country Planning Act 1999, Strategic Policies 3, 4 & 5, General Policy 2, Environment Policy 35 & 42 of the Isle of Man Strategic Plan and Policy's CA/2 of Planning Policy 1/01, as such the proposal is recommended for approval.

RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

8.2 Article A10 sets out that the right to appeal is available to:

• o applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);

• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made : Permitted Date: 28.10.2025 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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