18 July 2018 · Planning Committee (signed by Mr C Balmer, Presenting Officer)
Kates Cottage, Mountain Road, Creg Ny Baa, Onchan, Isle Of Man, IM4 5bp
The proposal involves minor external works to the historic Kate's Cottage, a shepherd's house from the early 19th century listed as Registered Building 117 due to its unaltered state and prominence on the TT Mountain Course.
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The officer assessed the proposal against policies protecting the registered building's character and setting, focusing on visual impact in the countryside.
Environment Policy 32
Requires that extensions or alterations to a Registered Building which would detrimentally affect its special architectural or historic character will not be permitted. The officer assessed the wall relocation, satellite dish, and paving against this, finding no detrimental effect as changes replicate traditional materials and improve on existing incongruous surfaces.
RB/3 General Criteria Applied in Considering Registered Building Applications
Considers the building's importance, physical features justifying registration, and setting/contribution to local scene. Assessment focused on Kate's Cottage's unaltered historic state and TT Course prominence; proposals deemed not to harm these due to minimal visibility and traditional replication.
RB/5 Alterations and Extensions
Presumes against alterations affecting special character unless justified; requires demonstration of desirability/necessity and full impact assessment, considering cumulative effects. Officer found proposals justified as beneficial to visual amenity, with negligible cumulative impact given prior approvals for similar works.
Environmental Policy 22
Relates to countryside visual amenities (from IOMSP). Proposals comply as impacts are unnoticeable and beneficial, enhancing the registered property's setting.
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.
The Friends of Onchan’s Heritage strongly objected to the block paving element as it urbanises an unspoilt rural registered building, while Onchan District Commissioners recommended refusal on grounds of not being in keeping with the surrounding area.
Key concern: block paving urbanises an otherwise unspoilt rural registered building
The Friends of Onchan’s Heritage
ObjectionWe strongly object to the block paving (irrespective of colour) in the parking area and in front of the dwelling. THESE URBANISE AN OTHERWISE UNSPOILT RURAL PROPERTY, FOR WHICH REASON IT WAS REGISTERED.; The parking area should be finished in tarmacadam as an extension of the roadway and the area in front of the dwelling kept as garden as shown in the previous application.
Onchan District Commissioners
ObjectionThe Commissioners recommend that the application still be REFUSED on the grounds that:- "Not in keeping with the surrounding area."
