Officer Report

Application No.: 17/00406/GB Applicant: Anne Georgina Corbett Proposal: Alterations and additions including conversion of storage to living accommodation, internal refurbishment, replacement of windows and doors, construction of external stores and improvement to access (in connection with Registered Building Application 17/00407/CON) Site Address: Kate's Cottage Mountain Road Onchan Isle of Man IM4 5BP Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site comprises Kate's Cottage, a Registered Building RB 117, located on the Mountain Road, Onchan, north of Douglas. - 1.2 Kate's Cottage was added to the Protected Buildings Register on the 11th September 1989 by reason of its special architectural and historic interest. - 1.3 The following is the description from the Registration documentation and is particularly pertinent to the content of this application:

"This was originally built as a shepherd's house for the surrounding hill land. It appears to have been constructed in the early nineteenth century, and it appears on the 1869 County Series of maps for the Isle of Man.

Originally, it was known as Tait's Cottage, but an early commentator's slip in the 1930s, led to its current name as it became known as 'Kates cottage'. Unlike other places on the Course, it remains completely unaltered, (e.g. Sarah's Cottage, The Bungalow and The Black Hut) and bearing this in mind with its focal and photographic point on the TT Course, it is felt that the building should be retained in its present external state."

2.0 THE PROPOSAL - 2.1 This application seeks Planning permission for alterations and additions including the conversion of storage to living accommodation, internal refurbishment, replacement of windows and doors, construction of external stores and improvement to access (in connection with Registered Building Application 17/00407/CON) - 2.2 The works involve:

• a) The conversion of storage to living accommodation
• b) The internal refurbishment of the dwelling

• c) The replacement of windows and doors including the insertion of rooflights to the northern roofslope and one to the south
• d) The construction of external stores
• e) Improvement to the vehicular access
• f) The re-roofing of the two porch roofs in slate

3.0 PLANNING HISTORY - 3.1 The application site has previously been the subject of a number of Planning and Registered Building consent applications, but the following is considered particularly pertinent in the consideration of this application: 96/01756/GB - Alterations to convert old stable and tool shed to garage - Application Approved.

4.0 PLANNING POLICY - 4.1 As Kate's Cottage is a Registered Building (RB 117) and the application seeks Registered Building Consent for alterations and additions including the conversion of storage to living accommodation, internal refurbishment, replacement of windows and doors, construction of external stores and improvement to access, the Isle of Man Strategic Plan 2016 contains four policies that are considered specifically relevant to the assessment of this Registered Building Consent application: Strategic Policy 4 states: "Proposals for development must:

• (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest;
• (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and
• (c) not cause or lead unacceptable environmental pollution or disturbance."

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 space 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;
• h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• i) does not have an adverse effect on road safety or traffic flows on the local highways;
• j) can be provided with all necessary services;
• k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• n) is designed having due regard to best practice in reducing energy consumption."

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."

Environment Policy 34 states: "In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred."

Planning Policy Statement 1/01 - Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man sets down the policies in relation to the conservation of the built environment of the Isle of Man, including policy for the identification and protection of historic buildings, conservation areas and other elements of the environment. This policy statement contains two policies that are considered specifically material to the assessment of this planning application:

4.3 Policy RB/3: GENERAL CRITERIA APPLIED IN CONSIDERING REGISTERED BUILDING APPLICATIONS: "The issues that are generally relevant to the consideration of all registered building applications are:-

• The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context;

• o The particular physical features of the building (which may include its design, plan, materials
• or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register; o The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings)."

RB/5: Alterations and Extensions states: "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 or any features of special architectural or historic interest which it possesses.

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."

- 5.0 REPRESENTATIONS

5.1 Onchan Commissioners recommend an approval subject to a condition linking the outbuilding to the main accommodation (11.05.2017). - 5.2 Highway Services do not object and make the following comments (05.05.2017):

"The proposal is to make alterations to an existing dwelling and out buildings, including enlargement of the existing hardstanding parking area and visibility improvements.

The proposed parking area will be large enough to allow a vehicle to manoeuvre to enter and leave in forward gear. The existing bank will be cut back to facilitate easier access and egress.

Highway Services does not oppose this application."

5.3 DEFA - Fisheries comment that the development within 9 metre watercourse form has been received and they have no objection provided work carried out to written method statements to reduce possibility of injury or disturbance to fish downstream (27.04.2017).

- 6.0 ASSESSMENT

6.1 The application seeks planning permission for alterations and additions including the conversion of storage to living accommodation, internal refurbishment, replacement of windows and doors, construction of external stores and improvement to access. - 6.2 The key issue in the consideration of this application is whether the proposals 'would affect detrimentally its character as a building of special architectural or historic interest.' - 6.3 The works involve:

• a) The garage and external store are here proposed for conversion to additional living accommodation. In similar vein to the interior of the remainder of the dwelling, the interior of these two spaces is proposed to be removed. Of consideration in dealing with this aspect of the application, is the significance of the interior of the building. In the case of the garage and the store, the photos provided by the agent illustrate spaces devoid of any obvious historic interest. Indeed, photos of the roofspace of both the garage and the main house reveal relatively modern roof structures. Structurally, this involves the removal of the wall that separated the store and the garage, the formation of an access to the side of the chimneybreast at ground floor and the enclosure of the otherwise open end of the store to the southern elevation via the insertion of a picture window of very simple glazing. The other elevational alteration is the enlargement of the western gable end doors openings to accept a pair of doors at ground floor and a large picture window at first floor. The more radical alteration is the addition of a pair of sliding shutters, finished in white to match the masonry of the gable. These shutters are intended to be closed when the property is left unattended, particularly in the winter months. It is well known that the wind speeds in the vicinity are very high, so the idea of shuttering up the windows for the worst of the weather is understandable. Given that there are already windows on the gable and that the gable faces away from the main view, this is an acceptable addition.
• b) The internal refurbishment involves the complete removal of internal walls and floors. In many cases involving Registered Buildings this would not be acceptable, however in this instance the Registration documentation is specific to the exterior of the property stating; 'with its focal and photographic point on the TT Course, it is felt that the building should be retained in its present external state'. The existing interior of the property retains little if any features which can be considered to be of significance with the possible exception of the fireplace located within the bedroom. It is noticeable that the internal doors appear to be re-used from elsewhere as in a number of instances, they are clearly larger doors that are cut down to fit the openings. The main interest of the internal alterations lies in the impact upon the previously mentioned exterior of the property. The existing fenestration is focussed on the frontage of the property i.e. looking south, toward Douglas. The fenestration to the rear of the property is very limited, confined to a window onto the staircase at first floor and what was the galley kitchen at ground floor. This focusses the emphasis of the living toward the southern elevations where the light and views are. Window and door replacements are considered in c) below and the glazing to the western gable and the southern elevation are considered in a) above. In sum up; whilst the internal alterations are

• substantial, the emphasis of the Registration is clearly restricted to the exterior of the property and those proposed works are considered acceptable within this context.
• c) The replacement of windows and doors involves the replacement of the inappropriate PVC top opening casements installed in 1994 with aluminium clad sliding sash windows. Similarly the doors are PVC and are here proposed to be replaced with painted timber vertically boarded doors which are considered to be an enhancement to those currently in place and therefore acceptable. The insertion of the rooflights is kept to a minimum and in the main, to the rear elevation. All rooflights are dark in frame colour and follow the conservation style of rooflight. The one to the southern elevation is in a very similar one that was in place in the 1921 photo illustrated within the Planning Statement and is acceptable.
• d) The construction of external stores to house the water treatment plant, the garden store and general storage are simply formed in dry stone walling to match that in the immediate vicinity, simple grey painted timber framing and galvanised steel corrugated roofing sheets match the aesthetic of the area and in particular the existing tin shed elsewhere on the site. This addition is therefore considered to have a minimal impact upon the setting of the Registered Building and is therefore considered to be an acceptable approach.
• e) The improvement to the vehicular access, which involves the slight re-profiling of the ground and the sod bank has a minimal impact upon the setting of the Registered Building and is therefore considered acceptable.
• f) The roofs to the two porches are currently clad in asbestos sheeting. Proposed here, is their replacement with slate to match the main roof of the house and is considered an enhancement as it unifies the roofscape in a roofing material more appropriate to the roof of the building and is therefore acceptable.

6.4 The Planning Statement sets out that this is a building that has undergone substantial change in its lifetime, including being changed from a single storey dwelling to the two storey dwelling as it appears today. All of this was corroborated by a site visit, albeit carried out some years hence. At that visit it was clear that the interior of the property was the result of numerous alterations in some cases of a DIY nature, no doubt carried out by the various occupants that had resided there. In some instances, this might be considered to be a facet of the historic interest, but these alterations could not be considered to add positively in this instance. This application has been considered in the context of the Registration i.e. that the significance of the property lies in its exterior and the lack of remaining historic interest to the interior of the property. - 6.5 In conclusion, this application which seeks planning permission for alterations and additions including the conversion of storage to living accommodation, internal refurbishment, replacement of windows and doors, construction of external stores and improvement to access and is thereby considered to comply with part (a) of Strategic Policy 4 and part (c) of General Policy 2, Environment Policies 32 and 34 and Policies RB/3 and RB/5 of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and is therefore acceptable.

7.0 RECOMMENDATION:

7.1 For the above reasons the application is considered to be acceptable and is recommended for approval. - 8.0 PARTY STATUS:

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• o The applicant, or if there is one, the applicant's agent;
• o The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;

• o Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material , in this case, Department of Infrastructure Highway Services and
• o The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 07.06.2017 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions

• C 1. 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.

• C 2. 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

This approval relates to the drawings p00, p01, p02, p03, p04, p05, p06 and A282-MS-01 all received on 7th April 2017.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 15.06.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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