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| Application No.: | 13/91514/B |
| Applicant: | The Vicar & Wardens Of St German's |
| Proposal: | Construction of a Lychgate along Derby Road to form new pedestrian entrance to Cathedral grounds which incorporates facilities for a re-located bus shelter |
| Site Address: | Land At St German's Cathedral |
| Derby Road | |
| Peel | |
| Isle Of Man |
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE DEVELOPMENT CONTROL MANAGER.
1.1 The application site is the northern part of the St German's Cathedral ground, Derby Road, Peel. The Cathedral is a Registered Building (No. 204). The site is bounded by Derby Road to the north and a car park to the east.
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 The application site is characterised as a mainly lawned area with footpaths between. This is similar to the remaining grounds of which again are mostly laid as lawn with mature trees along most of the boundary of the southern half of the grounds. The application site contains fewer trees and these are smaller species resulting in a more open character.
2.1 This application seeks approval for the construction of a Lychgate along Derby Road to form new pedestrian entrance to Cathedral grounds which incorporates facilities for a re-located bus shelter.
2.2 The proposed Lychgate involves works to the existing boundary wall/fence along Derby Road, removal of 4 small trees (18 oak trees replanted along roadside boundary) and grounds works given the application site levels are above the levels of Derby Road at this point. The Lychgate would be set back into the grounds of the Cathedral, resulting in a larger area of open public space between the Lychgate and Derby Road. The Lychgate will not only provide a more prominent entrance to the Cathedral, but also incorporate a covered new bus shelter and a tourist information point.
| Case Officer: | Mr Chris Balmer |
| Photo Taken: | 29.10.2013 |
| Site Visit: | 29.10.2013 |
| Expected Decision Level: | Planning Committee |
2.3 Alterations are also proposed to relocate the bus shelter and highway alteration, albeit these form part of a separate planning application (14/00003/B). 2.4 The Lychgate would be constructed of a timber frame with a lead roof finish over the main roof of the Lychgate, whilst the two wings, form space for bus stop and tourist pointy will have grass roofs. Both these winged sections will have full height glazed screens which face towards Derby Road.
3.1 There have been a number of previous planning applications in connection with the site; however, only the following are considered relevant in the assessment and determination of this application: 3.2 Registered Building Consent for amendments to approved landscaping scheme relating to Cross Garden (RB no 204 in association with 13/91382/GB) - 13/01383/CON - APPROVED 3.3 Retrospective application for amendments to approved landscaping scheme relating to Cross Garden (In association with PA 13/01383/CON) - 13/91382/GB - APPROVED 3.4 Registered Building Consent for revised route of pedestrian path (retrospective, RB no 204 in association with 13/00764/GB) - 13/00765/CON - APPROVED 3.5 Revised route of pedestrian path (retrospective, in association with 13/00765/CON) -13/00764/GB - APPROVED 3.6 Registered Building Consent for creation of landscaping scheme including the erection of an electricity sub station, replica keeill and hermits cell, and bus shelter lay- by (RB No 204 in association with 11/00023 GB) - 11/00024/CON- APPROVED 3.7 Creation of landscaping scheme including the erection of an electricity sub station, replica keeill and hermits cell, and bus shelter lay- by (In association with 11/00024 CON) -11/00023/GB - APPROVED
4.1 The site lies within an area designated on the Peel Local Plan of 1989 adopted by Tynwald on 19th April 1989 as 'Church'. The site also lies within Peel's Conservation Area and the St German's Cathedral is Registered (RB 204). 4.2 Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:- 4.3 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality;
4.4 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." 4.5 Environment Policy 35 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."
5.2 Peel Town Commissioners do not object to this application. 5.3 The Highways Division does not oppose this application. 5.4 The Manx Electricity Authority has attached an advisory note regarding electricity supply.
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 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 visual amenities of the street scene, Conservation Area and the setting of the Registered Building. It is noted that whilst the proposed works are outside the defined curtilage of the Registered Building, consideration should still be had to the potential impact upon the nearby Registered Building. 6.3 Further to Paragraph 7.25 .3 consideration should be had to 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. Also, Environmental Policy 35 should be considered which seeks to preserve or enhance the character and special features of the Island's Conservation Areas. 6.4 Taking these policies into account, 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 and the area. 6.5 The scheme is one of a number of changes which have been proposed (approved) 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". 6.6 The Cathedral plays and important role within the Peel Conservation Area set in a commanding position with boundaries on two of the Town's main streets. As such it is important to consider how the proposal would affect the character of the wider area. From Derby Road, the proposal would be a prominent feature within the street scene. However, given the design and finish, which is of a high quality, it is considered the proposal would be an attractive feature, beneficial to the visual amenities of the street scene and an enhancement to the Conservation Area. It is concluded that overall the works would enhance the Conservation Area in accordance with EP35. 6.7 In relation to the potential impact upon the nearby Registered Building, it could be argued that the scheme could have the effect of diverting attention from the Cathedral to its detriment. However, to counter this, it could be argued that the proposal would draw attention to the Cathedral and its grounds by providing a prominent entrance to the site, from Derby Road, which will likely encourage more people/visitors to walk through the grounds and visit the Cathedral itself. Overall, it is considered the design is of a high quality, relates to the historic nature of Peel and the Cathedral and would be in keeping with and compliment the Registered Building. The proposal would also improve access to the Cathedral, which can only be a positive, whilst also providing a public benefits with a bus stop and tourist information point incorporated into the scheme, as well as create a pleasant setting to be.
7.1 It is considered the proposals would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved subject to conditions.
8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) (Nr2) Order 2013, paragraph 6 (4) (e), and should be afforded interested party status:
Peel Town Commissioners The Highways Division 8.2 It is considered that the following do not meet the criteria of Town and Country Planning (Development Procedure) (Nr2) Order 2013, paragraph 6 (4) (e), and should not be afforded interested party status:
Manx Electricity Authority
Recommended Decision: Permitted
Date of 03.02.2014
Recommendation:
Conditions and Notes for Approval / Reasons and Notes for Refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
The development hereby permitted shall not be carried out except in full accordance with the submitted documents and the following plans 0804/01, 0804/02A, 0804/03A, 0804/04A, 0804/05A, 0804/06A and 0804/07A all received on 20th December 2013.
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 trees 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.
C 4. 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.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Signed : Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
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