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Application No.: 08/00848/CON Applicant: The Vicar & Wardens Proposal: Registered Building consent to erect a dwelling within grounds of (In association with 08/00822/GB) Registered Building Nos. 204 Site Address: - St German's Cathedral - Derby Road - Peel - Isle Of Man - IM5 1HH ### Considerations Case Officer: Mr S Moore Photo Taken: Mr S Moore Site Visit: Planning Committee ### Written Representations - 4 The Grove Peel Isle Of Man IM5 1JZ (letter only on G8 file) - Objects to the proposal ### Consultations Consultee: IOM Water Authority Notes: Note received Consultee: Peel Town Commissioners Notes: Approve Consultee: T M Crookall MHK Notes: Consultee: Chief Fire Officer Notes:** Note received
The site represents the eastern extent of the grounds of St German's Cathedral, Registered Building RB 204, within the Peel Conservation Area. Currently, the site is wooded and forms the setting to the Cathedral.
Erection of a dwelling within grounds of St German's Cathedral, Peel (in association with 08/00822/GB)
Peel Town Commissioners recommend that the application be approved and the Department of Transport Highways Division advise of no objection subject to a condition in relation to access bollards and visibility splay to be provided at the access. As the site is accessed from Athol Street, it is taken that it is to this access that the Department refers.
A number of local residents have objected to the proposal on the grounds that the development would detract from the setting of the Cathedral, result in loss of tree, loss of open space and represents a lack of 'respect' in relation to its siting within consecrated ground and adjacent to the war memorial.
The Isle of Man Water Authority submit standard comments in relation to new residential development and Mr Crookall MHK wishes to be notified of the decision.
I have considered the content of the application with particular consideration to Policy RB/5 Alterations and Extensions to a Registered Building as set out in Planning Policy Statement 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man which states: "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."
Whilst the application justifies the need for a dwelling, consideration needs to be made as to the impact of the proposed dwelling on the setting of the Registered Building, located to the right hand side of the main Cathedral gates off Atholl Street and, in the main will be screened from public view until they enter the Cathedral grounds. I would question why a new dwelling needs to be sited within the Cathedral grounds when there is an existing parsonage without the Cathedral grounds.
The design of the dwelling is innocuous in that it is it is dormered, three storeys with painted, smooth rendered walls and a natural slate roof. It utilises details such as terracotta ridge tiles, decorative down-pipes, sandstone parapet verges and window cills which are drawn from the Cathedral and its immediate surroundings and no doubt, intended to assist in making the dwelling sit more comfortably in its surroundings.
The removal of the trees to site the dwelling is a concern as this is also a part of the setting of the Registered Building and the character of the Conservation Area within which the building sits. There are no plans within the application, to plant any additional trees for those that are removed.
The document accompanying the application entitled 'REPORT 1, Parsonage Design Considerations St. German's Cathedral, Peel' has a 1:500 site plan entitled 'parsonage site options: 'A' Close, 'B' Garth' on page 15 indicating 'Area kept open for possible future development' and 'Parsonage'. This indicates the church's intention 'for possible expansion in the future'. This is concerning as it would have an impact on the setting of the Registered Building and, if this application is approved, should not be considered to imply that this expansion is acceptable.
To conclude, whilst the design of the proposed parsonage is unobjectional, the siting and its impact on the setting of the Registered Building is a concern.
As set out in the Planning Officer's Report (08/00822/GB) no objecters to RB consent letters letter to PA only of 28.7 .08
Recommended Decision: Refused
Date of Recommendation: 11.07.2008
N : Notes attached to conditions R : Reasons for refusal
Whilst the requirement for accommodation for clergy close to St Germans Cathedral is accepted, it is considered that the siting of the proposed dwelling resulting in a loss trees and open space would detract from and adversely impact upon the setting of the Registered Building, , contrary to the provisions of Policy RB/5 Alterations and Extensions to a Registered Building as set out in Planning Policy Statement 1/01 - Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man.
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