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Application No.: 15/01070/CON Applicant: The Vicars And Wardens Of The Parish Of Malew And Santan Proposal: Registered Building Consent for internal alterations to improve wheelchair access (RB no 256) Site Address: Malew Church Great Meadow Castletown Isle Of Man IM9 4EB Case Officer : Miss S E Corlett Site Visit: 27.01.2016 Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of Malew Parish Church (St. Lupus), a traditional church building located on the western and northern side of the A3, Ballasalla. The church sits within its graveyard with an additional section of cemetery sitting on the south eastern side of the road. - 1.2 The church is a simple, rendered finish building which lies oriented west to east and set back from the highway by at least 10m. There are two pedestrian accesses into the church grounds, one to the east of the church itself and one to the south. Vehicular access into the site is not available. There is a small area of car parking directly alongside the southernmost entrance into the church grounds which can accommodate around five or six vehicles although emerging back out onto the A3 provides limited visibility of approaching vehicles. - 1.3 The building is Registered (RB 256). This Registration relates to the age of the church and site possibly the oldest parish church on the Island, its historic and social interest - Illiam Dhone is buried here, there are connections (visible within wall mountings within the church) with the GoldieTaubmans of the Nunnery and Bowling Green in Castletown, the Moore family of Great Meadow and Billown as well as historically important elements of the building - a wooden carving dating back to 1500, the Georgian and Victorian pews, stained glass windows. The parish register dates back to 1649 and the list of vicars to 1368. The graveyard has been extended - in 1827, 1865, 1935 when the area across the road was added. The church remains relatively unaltered with the nave possibly being 1,000 years old and the church quite possibly having been built on a former burial site. The original chancel was rebuilt in 1780. - 1.4 Within the church there are still the original private pews which were reserved, and some are still used, by those associated with the most important estates in the parish - Ballahott and Great Meadow. The north wing was added in 1782 to accommodate those more wealthy families who did not have their own private pews. It was built on the north in order to disturb fewer graves: the floor rises noticeably in this wing so that those at the back could see over those in front. - 1.5 The first floor gallery in the west of the building was added in the 1800s to accommodate a growing population. The organ was located in the west gallery until it was moved to its current position on the southern wall in 1897. The majority of the pews are Georgian although internal changes were made in Victorian times, involving moving pews around and accommodating the
2.0 THE PROPOSAL - 2.1 Registered Building Consent is sought for a number of works which seek to make some elements of the church more usable and readily accessible (such as the War memorial at the western end of the church), to repair other elements and to make the church more accessible involving the change in various levels. The modern surrounds to the altar are to be removed and those that remain, repainted to help them blend more seamlessly with the rest of the interior decoration. - 2.2 Starting from the western end of the church, the step down into the church from the entrance door is to be removed, making the entrance area and aisle at the same level. The pews on both sides are already raised above this so this will enable better access. The first part of the aisle from the entrance door is formed by two slates which have inscriptions on them. These are believed not to mark graves, although there may be bodies beneath, but may be slabs from Castletown, relocated when these churches changed their use. It is proposed to retain these slabs but to protect and cover over them with new stone slabs. On each side of the slabs, the rearmost pews are to be removed on one side and relocated further back on the southern side, making clearer access to the WWI War Memorial window. On the other side, the font is to be relocated slightly further east to allow better access to the door and space behind and to allow easier use for baptisms and christenings. - 2.3 Discussions about how the aisle will be raised involved various options including excavating the existing concrete and relaying although it was considered that the least work and least likelihood of damage to the existing fabric would result from simply laying new slabs on top with an intervening bedding material. - 2.4 The aisle continues towards the altar and in the northern section is finished in sandstone. The northern wing aisle has, for the most part, inscribed slates which were laid relatively recently and which have rough concrete sides separating them from the pews. It is proposed to remove this concrete and replace it with stone kerb-like material. Care will need to be taken to ensure that no damage to the pews is caused with the removal of the existing and introduction of new material. - 2.5 Two private and two box pews in the central area are to be removed and the pulpit moved northwards slightly to allow easier access for coffins to be manoeuvred into the church to the altar. - 2.6 In the area of the altar, the altar is to be centred on the eastern stained glass window and a new shelf introduced below the window to accommodate the cross during services. It is hoped that the new more open setting for the altar will enable the stone crosses from the western gallery to be moved down.
2.7 All pew timbers are to be retained for future usage. PLANNING POLICY
3.1 The site lies within an area designated on APS as not designated for a particular purpose. As the proposed works are internal only and the building is Registered, there are only three policies which are considered relevant to the consideration of the current application:
Environment Policy 32 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."
Strategic Policy 4 states: "Proposals for development must:
"In the maintenance, alteration or extensions of pre-1920 buildings, the use of traditional materials will be preferred."
3.2 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man, Policy RB/3 states:
General criteria applied in considering registered building applications The issues that are generally relevant to the consideration of all registered building applications are:-
"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
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 effect upon the building's special interest as a result of several minor works which may individually seem of little consequence."
REPRESENTATIONS
4.1 Malew Parish Commissioners indicate that they do not object to the application (09.10.15). PLANNING HISTORY - 5.1 Planning approval has been granted for a number of minor alterations to the building and the site. Most recently planning approval was granted for alterations which included (PA 14/00524/GB) for minor alterations to the building and relocation of a sundial. ASSESSMENT - 6.1 In this case, due to the historic nature of the building and its contents, it is not only important that the works themselves are acceptable but also it is vital that the way in which the works are undertaken do not themselves have any adverse impact on the importance of the building and its contents.
6.2 The proposed works are considered acceptable in that they either preserve or enhance the structure, removing unfortunate elements which have been added latterly or reinstating materials which would have been the originals, or are at least more appropriate. The works will also enable the relocation of the crosses to a more public position which is greatly in the public interest. - 6.3 As originally submitted, officers had concerns about the lack of detail in how the works proposed were to be undertaken and a method statement of working was requested. Additional information outlining how the works would be undertaken, was received on 25th November, 2015.
6.3 The applicant is aware of the need to undertake the works sensitively and carefully, and the application identifies the need to protect the organ during the works. During a site meeting with representative of Manx National Heritage, the way in which the new aisle surface will be laid was discussed, protecting the existing slates and it was concluded that laying new stone on top, protecting the existing slabs or even turning them over, would be acceptable. - 6.4 In conclusion it is considered that the works have been sensitively designed to enable the building to be more easily used but at the same time, respecting and preserving, and in some instances, enhancing the important elements of the building and its contents and as such the application is recommended for approval.
PARTY STATUS By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons:
Recommendation Recommended Decision: Permitted Date of Recommendation: 27.01.2016 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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.
Reason: the integrity of the adjacent pews must be preserved and without a method statement ensuring this, it is not considered that excavation would be appropriate.
This approval relates to drawing 103 received on 23rd September, 2015 and 108C and 107A and the further details provided by letter, all received on 30th November, 2015.
I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 05.02.2016 Determining officer
Signed : M GALLAGHER Michael Gallagher Director of Planning and Building Control
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