18 September 2018 · Planning Committee
Field 132150, Lezayre Church Road, Churchtown, Ramsey, Isle Of Man, IM7 2an
The proposal is for a small detached toilet block measuring 7m x 4.25m with eaves at 2.4m and ridge at 4.2m, constructed of blockwork with painted render, glass block and timber windows, timber door and natural slate roof, to serve the adjacent Kirk Christ Lezayre Parochial Church (Registered Building No.138).
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The officer noted significant weight from the extant prior approval (15/00410/B) for a very similar toilet block, with the current scheme relocated closer to the church (appearing subordinate) but fur…
General Policy 1
Requires regard to Development Plan and all material considerations. Officer applied this as overarching principle, weighing prior approval, need and limited harm as material considerations against countryside protections.
General Policy 3
Restricts development outside zoned areas except specific exceptions; proposal does not fit exceptions but permitted as harm limited by sheltering trees, subordinate scale and public benefit outweighing policy restrictions.
Environment Policy 1
Protects countryside unless overriding national need with no alternative; applied to site in countryside, but church facility need and conditions accepted despite tension.
Environment Policy 2
Protects Areas of High Landscape Value unless no harm or essential location; site in AHLV, but development would not harm character due to screening, modest scale and tree protections.
Environment Policy 32
Prohibits extensions/alterations harming Registered Building character; proposal on adjacent land, not building itself, with no detrimental effect on setting.
Time limit
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Use tied to church
The toilet block hereby approved shall not be occupied or used at any time other than for purposes incidental to the use of the Kirk Christ Lezayre Parochial Church (Registered Building No.138) as identified on the approved plan. Reason: To ensure proper control of the development site.
Roof materials
The roof of the toilet block hereby approved shall be finished in natural slate and retained as such thereafter. Reason: In the interest of the character and appearance of the building and site in general, acknowledging its proximity to a Registered Building.
Door materials
The door of the toilet block hereby approved shall be constructed of natural timber and retained as such thereafter. Reason: In the interest of the character and appearance of the building and site in general, acknowledging its proximity to a Registered Building.
Tree retention
All existing trees shall be retained, unless shown on the approved drawings as being removed. Any retained tree(s), which within five years of the approved development being completed, dies, is removed or becomes seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department. Reason: To safeguard the appearance of the development and the surrounding area.
Tree protection measures
The protection measures and construction methods detailed in the report prepared by Manx Roots Tree Management, submitted in support of the application, shall be adhered to in full. Reason: To safeguard the appearance of the development and the surrounding area.
Tree supervision
The implementation of protective measures described in condition (6) shall be supervised by a suitably qualified and experienced tree specialist throughout the development. This condition may only be fully discharged on completion of the development, subject to satisfactory written evidence of contemporaneous supervision and monitoring of the tree protection throughout construction. Reason: To safeguard the appearance of the development and the surrounding area.
unanimously support the application
does not oppose subject to condition tying use to church to limit traffic and parking demand
no objections; new proposal has less impact on trees than currently approved siting; recommends tree retention and protection conditions
DEFA Forestry has no objections subject to three tree protection conditions; Highways Division does not oppose subject to one condition restricting use to church-related purposes; Lezayre Parish Commissioners approved unanimously.
DEFA Forestry
Conditional No ObjectionI don't have any objections to this proposal but I would ask that you consider applying the following conditions to the approval; the new proposal is likely to have less of an impact on the trees than the currently approved siting/design
Conditions requested: All existing trees shall be retained, unless shown on the approved drawings as being removed. Any retained tree(s), which within five years of the approved development being completed, dies, is removed or becomes seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department.; The protection measures and construction methods detailed in the report prepared by Manx Roots Tree Management, submitted in support of the application, shall be adhered to in full.; The implementation of protective measures described in condition (2) shall be supervised by a suitably qualified and experienced tree specialist throughout the development. This condition may only be fully discharged on completion of the development, subject to satisfactory written evidence of contemporaneous supervision and monitoring of the tree protection throughout construction by a suitably qualified tree specialist being submitted to the Department.
Lezayre Parish Commissioners
SupportApproved Unanimous.
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionHighway Services does not oppose the application subject to the following condition; to limit the site traffic and parking demand
Conditions requested: The toilet block hereby approved shall not be occupied or used at any time other than for purposes incidental to the use of the Kirk Christ Lezayre Parochial Church (Registered Building No.138) as identified on the approved plan.
