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Application No.: 18/00441/CON Applicant: Mrs Anne Corbett Proposal: Registered Building consent for alterations, relocation of dry stone walls, paving layout and siting of satellite dish (in association with 18/00440/GB) Registered Building Nos. 117 Site Address: Kate's Cottage Mountain Road Onchan Isle of Man IM4 5BP Principal Planner: Mr Chris Balmer Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 25.06.2018 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions C 1. 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.
This approval relates to the submitted documents and drawings reference number P00, P01, A282-L5-01, P20, tegula bracken swatch sample and tegula charcoal swatch sample received on 25th April 2018, 2nd May 2018 and 17th May 2018.
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF HEAD OF DEVELOPMENT MANAGEMENT
1.1 The application site comprises Kate's Cottage a Registered Building RB 117, located on the Mountain Road, Onchan, north of Douglas and a part of the adjacent field (Nr 530104) to the west of the site. - 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 Registered Building consent for alterations, relocation of dry stone walls, paving layout and siting of satellite dish (in association with 18/00440/GB) Registered Building Nos. 117. - 2.2 The main works proposed is the extension of the residential curtilage (the change of use of the land is not relevant in the determination of the Registered Building consent, that is dealt solely by the planning application 18/00440/GB), by partially moving the existing front boundary wall between 2.5m and 5.5m forwards from the current position of the boundary wall. The new boundary would be constructed of a Manx stone wall, reusing the store from the original wall which essential has been moved forwards. Set within the wall it is also proposed to recess a satellite dish with a diameter of 0.6m coloured in an anthracite (dark grey). The total length of the new wall and the extension of the curtilage would be 19.1m. - 2.3 Other works includes removing of the existing tarmac/hard-core finish of the driveway/parking area and replaced with a block paving coloured in a Tobermore Tegula Charcoal. Block paving (Tobermore Tegula Bracken with Charcoal edging) is also proposed along the frontage of the property, replacing the existing concrete paths.
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:
18/00072/CON - Registered Building consent for the installation of a sewage treatment plant (in association with 18/00071/GB) Registered Building Nos. 117- Application Approved.
18/00071/GB - Installation of a sewage treatment plant (in association with 18/00072/CON) Application Approved.
17/01336/CON - Registered Building consent for alterations, erection of external water treatment plant room and stores and location of water holding tank and oil tank (in association with 17/01335/GB) Registered Building Nos. 117 - Application Approved.
17/01335/GB - Alterations, erection of external water treatment plant room and stores and location of water holding tank and oil tank (in association with 17/01336/CON) - Application Approved.
17/00407/CON - Registered Building Application for 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 - RB 117 (in connection with Planning Application 17/00406/GB) - - Application Approved.
96/01756/GB - Alterations to convert old stable and tool shed to garage - Application Approved.
4.0 PLANNING POLICY - 4.1 In terms of the current land use designation the site is identified as being an area of 'Land Owned by the Department of Agriculture, Fisheries and Forestry' (now known as DEFA) under the Onchan Local Plan Order 2000, essentially not designated for development. It should be noted the dwelling is not owned by DEFA, it is in private ownership. The site is not within a Conservation Area; however, the dwelling is a Registered Building. - 4.2 Due to the land use designation of the site and the type of development proposed the following policies are relevant for consideration:- - 4.3 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." - 4.4 Planning Policy Statement 1/01 - Guide to the Conservation of the Historic Environment of the Isle of Man states the following: - 4.5 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:-
4.6 POLICY RB/5 - ALTERATIONS AND EXTENSIONS 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 a refusal on the following grounds (24.05.2018): "Not in keeping with the surrounding area."
6.0 ASSESSMENT - 6.1 There is considered to be a single key issues when determining this application; the visual amenities of the countryside/registered building. The visual amenities of the countryside/registered building - 6.2 In relation to the front boundary wall being moved forwards of the existing stone wall, and essentially replaced in a similar finish and manner (traditional, laid Manx Stone) there are no concerns. The works which would straighten the boundary of the property, as the existing hardstanding area, currently projects forward of remainder front boundary wall of the property, which is awkward. This proposal will straight this and will be beneficial to the visual amenity of the registered property and countryside setting. It should be noted; however, the works (including the recessed satellite dish) would largely be unnoticeable to public views, given the works are located behind the existing parking area and as the Mountain Road is turning away from the front boundary (traveling towards Ramsey). Most person/s eye would be attracted to Kate's Cottage, rather than a boundary wall, which would be traditional, laid Manx Stone replicating the existing. - 6.3 Overall, it is considered the impacts would be largely unnoticeable and not become an unobtrusive feature, arguable a beneficial feature in the countryside and the registered property therefore complying with EP 22 of the IOMSP and Planning Policy Statement 1/01. - 6.4 In terms of the paving works, again the proposals would be a vast improvement over the existing tarmac/hard core/concrete finishes, of the parking area and paths in the site, none of which are in keeping with a registered property. Accordingly, these aspects of the proposals would be acceptable as well.
7.0 CONCLUSION - 7.1 For the above reasons the application is considered to be acceptable and is recommended for approval, complying with EP 22 of the IOMSP and Planning Policy Statement 1/01.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons:
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Permitted Committee Meeting Date: 16.07.2018 Signed : Mr C Balmer Presenting Officer Further to the decision of the Committee an additional report was required.
YES/NO
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