16 June 2017 · Senior Planning Officer (Sarah Corlett)
Kates Cottage, Mountain Road, Creg Ny Baa, Onchan, Isle Of Man, IM4 5bp
The proposal involves works to Kate's Cottage, a 19th-century shepherd's house listed as Registered Building RB 117 due to its special architectural and historic interest, particularly its unaltered external appearance as a focal point on the TT Course.
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The key issue was whether the proposals would detrimentally affect the building's character as one of special architectural or historic interest, per Environment Policy 32.
Strategic Policy 4
Requires proposals to protect or enhance the fabric and setting of Registered Buildings. The officer assessed that the works preserve the external fabric and setting of RB 117, with enhancements to windows, doors, and roofing, complying with part (a).
General Policy 2
Permits development respecting site, surroundings, scale, design, landscape character, amenity, and access. Assessed compliant particularly under (c) not adversely affecting townscape character, given minimal external impacts and enhancements.
Environment Policy 32
Prohibits extensions/alterations detrimentally affecting a Registered Building's special character. Tested directly as the key issue; found acceptable as proposals do not harm the exterior-focused special interest.
Environment Policy 34
Prefers traditional materials for pre-1920 buildings. Applied to window/door replacements (sliding sashes, timber doors), porch re-roofing (slate), and stores (dry stone, galvanised sheeting), deemed enhancements.
RB/3 General Criteria Applied in Considering Registered Building Applications
Considers building's importance, physical features, and setting. Officer weighed the exterior's focal role on TT Course, lack of interior significance, and neutral/minimal setting impacts from proposals.
RB/5 Alterations and Extensions
Presumes against alterations affecting special character unless justified; requires demonstration of necessity/desirability. Justified by registration's external focus, interior's lack of features, and enhancements; no cumulative harm from prior changes.
Time limit
The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent. 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.
recommend an approval subject to a condition linking the outbuilding to the main accommodation
Onchan District Commissioners initially requested deferral of the application to their next meeting, then subsequently recommended approval subject to a condition linking the outbuildings to the main accommodation.
Onchan District Commissioners
No CommentThe Commissioners request that the above application be DEFERRED until further written notification on the grounds that: 'The application be considered at the next meeting of the Commissioners on 8th May 2017.'
Onchan District Commissioners
Conditional No ObjectionThe Commissioners would recommend that the application be APPROVED for planning purposes subject to the following conditions: 'Subject to a condition linking the outbuildings to the main accommodation.'
Conditions requested: Subject to a condition linking the outbuildings to the main accommodation.
