**Document:** Planning Statement **Application:** 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) **Decision:** Permitted **Decision Date:** 2017-06-16 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/21886-braddan-kate-s-cottage-replacement-conversion/documents/1017751 --- # Planning Statement ## Kate's Cottage ![A photograph showing a white, two-story detached house situated alongside a road with a stone wall boundary.](https://images.planningportal.im/2017/04/183561.jpg) ### Keppel Gate ### Onchan Planning Statement Doc PS01 March 2017 ## Introduction The house known as Kate's Cottage has recently been purchased by the applicant who seeks to bring the property up to current standards of insulation and amenity in order to ensure its continued presence in the visual environment. ### History The exact date of the building of Kate's Cottage (also known as Keppel Gate or Tate's Cottage) stated as between 1860-1870, however Danny Creer, the local farmer who farms the land around the mountain, confirmed he believes the date to be closer to 1860. His great grandfather Anthony Haddon was the first shepherd who lived in the cottage, he worked for G M Jones, who he thinks then owned the land and the cottage. At this time the building was a single storey. See Image 1, which clearly shows the outline of the original chimney. ![A vintage black and white photograph depicting a two-story white cottage on a dirt road with a motorcyclist and spectators watching from the roadside.](https://images.planningportal.im/2017/04/183562.jpg) Image 2 - shows the cottage as it was in 1921, when the Keppel Gate and post are still present. The windows appeared to be wooden single sash and both the windows and the external wall appear to be much darker in colour than they are now. Also the stable roof seems to show a small roof light in the centre of the tiled roof. It is not clear when the second storey was added, but the article published in 1982 about the 4th inhabitants of the cottage (The Tates) Image 3 (a), gives a real insight into the cottage as it was in 1926 when they moved in "Tate's cottage comprised a big kitchen, tiny parlour, 2 bedrooms and a box room. No bathroom with an outside dry toilet. Water was sourced from a trough across the road. 26 years later piped water and a bathroom was added but even then no inside toilet" The article also confirms that the mountain road was widened in 1929 and the original Keppel Gate post (Image 3 b) was relocated to its present position further up the mountain around the same time. ![A historical sepia-toned photograph from 1927 showing a group of people behind a metal gate with a stone building in the background.](https://images.planningportal.im/2017/04/183563.jpg) Again it is not clear when the large double garage was added to the front of the cottage - possibly this was done in the 1950's during the occupancy of the cottage by Tommy Quinn or Stanley Corlett. Image 4 - taken of Mike Hallwood in 1961, is the earliest photograph we can find which shows the garage in place, this was well before Eddy Le Page, a widow whose maiden name was Cretney, leased the cottage from the Manx Government in 1964. It was probably during her tenancy that the cottage ceased to be used to house local shepherds. ![A document page featuring a newspaper clipping about 'Kate's Cottage' on the left and a color photograph of a stone gate pillar in a rural landscape on the right.](https://images.planningportal.im/2017/04/183564.jpg) Image 5 shows a closer drawing of the garage. The dry stone wall was also considerably higher than it is now. The garage and another corrugated roofed building (remains of which are still to be found at the bottom of the garden), shown more clearly in Image 6, was dismantled by the former owner Ralph Clark sometime after he acquired the cottage in 1994. ![An artistic rendering showing a white detached house and a smaller outbuilding situated beside a road with motorcyclists racing past.](https://images.planningportal.im/2017/04/183566.jpg) ![photograph from page 6](https://images.planningportal.im/2017/04/183567.jpg) When Ralph Clark acquired the cottage by auction from the government in 1994 the UPVC windows were already fitted and a newspaper article published at the time, Image 7, shows that the old wooden windows were replaced by the Department of Agriculture, Fisheries \& Food who owned the property, prior to the auction. This was an embarrassment, as they didn't get planning permission to do so at the time. They ended up having to get retrospective approval to keep the windows in, as Mr Clark proved he bought the cottage as seen and they were already in place when he bought it. It is difficult to ascertain the origins of the internal aspects of the cottage. Apart from 2 possibly Victorian Fireplaces, it is unlikely any of the current cladding, fixtures or fittings date back more than 60 years. Most appear to be poor grade DIY or makeshift fixes with very little reference to the heritage of the building. It also contains a considerable amount of asbestos that the recent asbestos survey uncovered which will need to be professionally removed before any renovation work can be carried out. This brief history demonstrates that the cottage has changed and evolved over time, it has been added to and modernised (not always sympathetically) over the past 150 years. There have been various outbuildings erected and demolished and the uses, location of the sheep gates and dry stone walls have also been moved or dismantled in the past 90 or so years. ![A scanned document page featuring a black and white photograph of a stone cottage at the top, accompanied by a historical text description below.](https://images.planningportal.im/2017/04/183568.jpg) ## Registration Kate's Cottage was registered on the 11th September 1989. The Registration states - ### Kate'S Cottage, Keppel Gate 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 of the Isle of Man. Originally, it was known as Tait's Cottage, but an early TT Commentator's slip, in the 1930s, led to its current name as it became known as "Kate's Cottage". Unlike other places on the Course it is 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. A copy of the Registration document is appended to this statement. ### Planning policy Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest; The proposals seek to bring the building up to meet or exceed current standards of environmental control and amenity which will secure and protect the fabric of the Registered Building. Environment Policy 32: 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. The proposals do not entail extending the Registered Building and the internal alterations do not affect the basis of the registration, which is stated to be solely concerned with the 'external state' of the property in respect of its 'focal and photographic point on the TT Course'. Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred. The proposals seek to retain the existing colour and materials of external walls and roofs, the asbestos cement roofs of the two small 'porches' will be replaced with natural slate as shown on the historical photographs above. The UPVC 'top hung' windows will be replaced with sash and case windows having a traditional appearance. See drawing P05 ### Proposals The applicant's family are ardent motorcycle enthusiasts and respect the place that the house holds in the history of the Isle of Man and the TT in particular. The main thrust of the proposal is to retain and enhance the external appearance of the existing building while bringing it up to current standards of thermal performance and amenity. The external walls will be repainted in the same colour as existing, the asbestos cement roof covering to the two porches will be replaced with slate, rainwater goods will be replaced in black and existing windows will be replaced with sash and case units. Drawing PO5 describes the new winwows. Alterations to the external envelope of the building are restricted to the addition of a small window on the west elevation, 'conservation' style rooflights over the two first floor bedrooms and in the roof of the southwesterly outshot in order to supplement the natural daylight, replacement of existing store doors with glazed elements and the enlargement of openings in the south west facing gable. This gable cannot be seen from the adjacent TT course, the distant view from the Hillberry area is characterised by a dark vertical stripe on the gable which is retained by the proposed widening of the openings and incorporation of sliding shutters. Internally the proposal seeks to remove all internal walls, floors and internal linings and to replace these with new as shown on the application plans. Walls, floors and ceilings will be insulated to current standards or above, new sanitary and kitchen fittings will be installed along with a heating system and a new electrical installation. The roof of the existing storage building will be removed to allow replacement of the roof structure. This roof will be replaced using the existing natural slate covering on the same plane as existing. The timber roof structure which is to be replaced is of recent construction as can be seen in the photographic survey which is part of the application. Images R101 and R201. Within the curtilage of the property the proposals seek to construct storage accommodation adjoining the north western boundary to house garden implements etc and water treatment plant. Water treatment plant is required as the property is served from a nearby spring and therefore requires filtration and treatment to maintain an appropriate level of purity for human consumption. The existing heating oil tank will be replaced and repositioned from the front of the house to the rear as shown on the application drawings. Improvements will be made to the parking area to the east of the property in order to improve access and egress within the confines of ownership boundaries. Drawing PO6 shows these proposals. ![A grainy, distant photograph showing a white building situated in a rural landscape with rolling hills and fields.](https://images.planningportal.im/2017/04/183569.jpg) The applicant has met with representatives of the ACU in respect of any effect the proposals may have on the TT course. They confirmed that there would be no adverse effect. A full photographic survey of the property has been carried out at the request of the Conservation Officer which is included in this application. ## Conclusion The applicant is committed to a sympathetic approach to works to the Registered Building, being mindful of the history and visual importance of the property within the Manx context. Refurbishment of the property will secure its position in that context for many years to come. ## - Form RB1 Registered Building No. 117 Ref: CCM/MC TOWN AND COUNTRY PLANNING ACT 1981 THE REGISTERED BUILDINGS (GENERAL) REGULATIONS 1982 TO: Chief Executive, Department of Agriculture, Fisheries \& Forestry, Central Government Offices, Douglas, Isle of Man. NOTICE IS HEREBY GIVEN that at a meeting held on the 30th August, 1989, the PLANNING COMMITTEE of the Department of Local Government and the Environment, in pursuance of its powers under the above Acts and Regulations REGISTERED Kate's Cottage in the Parish of Onchan, as defined with a red line on the enclosed plan, in the PROTECTED BUILDINGS REGISTER by reason of its historic interest. THE EFFECT OF THIS REGISTRATION IS IMMEDIATE and prohibits the alteration or demolition of the structure or appearance of any part of the building except in compliance with an obligation imposed by or under any statutory provision or with the prior written consent of the Planning Committee. Public notice of the Registration will be published on the 14th day of September, 1989. Dated this 11th day of September, 1989. By Order of the Committee C. C. Mayse Secretary, Planning Committee Central Government Offices, Douglas, Isle of Man. NOTE: Rights of Review and Appeal against this registration are provided under the Regulations and summarised on the enclosed leaflet. A copy of Schedule 2 of the Town and Country Planning Act 1981 is appended hereto. KATE'S COTTAGE, KEPPEL GATE 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 of the Isle of Man. Originally, it was known as Tait's Cottage, but an early TT Commentator's slip, in the 1930s, led to its current name as it became known as "Kate's Cottage". Unlike other places on the Course it is 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. CURRENT OWNERS: Department of Agriculture, Fisheries & Forestry Currently the building is privately tenanted. No alterations on Planning Officer's Records. Site location 1269 COUNTRY SERVICE SCALE 1:2500 Site Location of Kate's Cottage Scale 1:10,560. ![A grainy photograph showing a white, two-story building with a pitched roof and chimneys, featuring a smaller single-story extension attached to the side.](https://images.planningportal.im/2017/04/7219962.jpg) --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/21886-braddan-kate-s-cottage-replacement-conversion/documents/1017751*