16 June 2017 · Senior Planning Officer (Sarah Corlett)
Kates Cottage, Mountain Road, Creg Ny Baa, Onchan, Isle Of Man, IM4 5bp
Kate's Cottage (RB 117) is a historic early 19th-century shepherd's house on the TT Course, registered for its special architectural and historic interest, particularly its unaltered external appearance.
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The key issue was whether proposals would detrimentally affect the character of the Registered Building (RB 117), whose significance lies in its unaltered external state as a focal point on the TT Cou…
Strategic Policy 4
Requires proposals to protect or enhance the fabric and setting of Registered Buildings. Assessed as compliant as works preserve external state and do not detrimentally affect character.
General Policy 2
Requires development to respect site/surroundings in scale, design, not adversely affect character, amenity, access/road safety. Officer confirmed compliance particularly with parts (c) character and (h) access.
Environment Policy 32
Prohibits extensions/alterations detrimentally affecting a Registered Building's special character. Key test applied: proposals do not affect character as registration focuses on exterior; interiors non-historic.
Environment Policy 34
Prefers traditional materials for pre-1920 buildings. Satisfied by slate roofs, timber doors, conservation rooflights enhancing appearance over existing PVC/asbestos.
RB/3 General Criteria Applied in Considering Registered Building Applications
Considers building's importance, physical features, setting. Assessed against registration description emphasising unaltered exterior as TT focal point; proposals preserve this.
RB/5 Alterations and Extensions
Presumption against alterations affecting character unless justified; requires demonstration of necessity/desirability. Justified as interiors lack interest, externals enhanced/minimally impacted; cumulative effects considered.
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.
Outbuilding linkage to dwelling
The outbuilding hereby approved may be used only in association with the main dwelling house "Kate's Cottage" and for purposes incidental to the use of main dwelling house "Kate's Cottage" as a single dwelling and for no commercial purposes. Reason: To safeguard the residential character and amenities of the area.
recommend an approval subject to a condition linking the outbuilding to the main accommodation
does not oppose this application; proposed parking allows forward manoeuvre, visibility improvements acceptable
no objection provided work carried out to written method statements to reduce possibility of injury or disturbance to fish
DEFA Fisheries has no objection subject to a condition on works near the watercourse; Highways Division does not oppose; Onchan District Commissioners initially deferred but later recommended approval subject to a condition linking outbuildings to main accommodation.
DEFA Fisheries
Conditional No ObjectionFisheries, DEFA has no objection to this proposal providing the following condition is met
Conditions requested: If works are deemed necessary within the stream, including within the culverted section of stream, such works should be conducted according to written method statements agreed in advance with the Inland Fisheries Section of the Fisheries Directorate, DEFA.
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionHighway Services does not oppose this application.; DNOC on 05/05/17
Onchan District Commissioners
Conditional No ObjectionThe Commissioners would recommend that the application be APPROVED for planning purposes subject to the following conditions
Conditions requested: 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.'
