DEC Officer Report

Application No.: 20/00434/B Applicant: Onchan District Commissioners Proposal: Reconstruction of Wheelhouse And Waterwheel Site Address: Groudle Glen Water House And Wheel King Edward Road Onchan Isle Of Man Planning Officer: Mr Paul Visigah Photo Taken: 22.05.2020 Site Visit: 22.05.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 26.06.2020 _________________________________________________________________

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. A survey to establish the presence of Schedule 8 Part II plants must be undertaken prior to construction, and if present, a plan for their responsible removal as part of the works, and to ensure that they are not spread as part of the works, must be created and submitted to the Planning Directorate for written approval prior to footbridge construction. The development shall be carried out in strict accordance with the agreed measures and maintained thereafter. Reason: To provide adequate safeguards for the ecological species existing on the site.
• C 3. Any works to the watercourse bank and channel are restricted to the period 8th June to September (inclusive).

Reason: To avoid disturbance or injury to spawning fish, or to the spawn and fry of fish, during the season in which they are most at risk. There has been an allowance made for the work to begin in the second week of June (rather than July) if required due to the location of the proposed works and the nature of the fish populations present in the area to be disturbed.

• C 4. Works are to be conducted according to written method statements agreed in advance with the Inland Fisheries Section of the Fisheries Division, DEFA.

Reason: In order to reduce the possibility of injury or disturbance of fish within the river and to allow for appropriate fish relocation before works begin.

N 1. Prior to commencement of any works consent will be required under the Flood Risk Act, therefore, the applicant is recommended to contact Manx Utilities.

This application has been recommended for approval for the following reason. It is considered that the planning application is in accordance with General Policy 3 and Environment Policy 1 of the Isle of Man Strategic Plan 2016 and the Onchan Local Plan.

Plans/Drawings/Information;

This approval relates to the Planning Statement and Drawing Nos. 00001-PL, 20001-PL, 21001PL, 21002-PL, 21003 - PL and LS-01 date stamped and received on 23 April 2020.

_______________________________________________________________ Interested Person Status – Additional Persons

It is recommended that the following Government Departments should not be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:

Manx Utilities as the comments do not relate to material planning considerations.

It is recommended that the following organisation should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):

The Isle of Man Victorian Society, The Friends of Onchan's Heritage,

as they do not own or occupy property that is within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy and they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Department's Operational Policy on Interested Person Status (July 2018). _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The site is a small area accommodating and surrounding the Groudle Glen Water House and Wheel, a notable feature of the Groudle Glen. The wheel is made from red painted timber, whilst the house is a small narrow structure with white finished render, and distinctive hipped roof. The house and wheel were both in a state of disrepair at were demolished to make way for a replacement house and water wheel. - 1.2 The Glen is heavily wooded with trees, but the existing trees are separated from the development site by the river and the public footpath that abuts the site. This area is currently fenced off from the adjacent public path which runs along the site boundary by wire fencing panels. - 1.3 A structural report carried out in 2013 and included with the previous planning application demonstrated a significant level of decay throughout both the wheel and house, and concluded that the structures are currently unsafe and incapable of repair in situ. A new

report has now been produced which indicates reasons for the demolition of the existing, the proposed works and details of the work to be carried out.

THE PROPOSAL

2.1 The current application seeks planning approval for reconstruction of the Groudle Glen Water wheel House and Waterwheel. The proposed works would comprise:

• i. New wheelhouse and access walkway
• ii. Refurbished waterwheel
• iii. New sluice serving waterwheel

2.2 The works will involve the installation of a stair to provide access for maintenance to the wheelhouse and waterwheel. The access walkway and stair will be made of galvanised black painted steelwork with timber deck and stair treads. The external works would also include:

• i. White render with black raised boarding
• ii. Black boarded door
• iii. Opaque Perspex windows, and
• iv. Cedar shingle roof and fascia These works will make the above similar in appearance to the demolished wheelhouse.

2.3 It is proposed that the development would reinstate a lost public scenic feature within the Groudle Glen for the benefit of the community. However, public access will not be permitted to the wheelhouse and waterwheel. PLANNING POLICY

3.1 In terms of local plan policy, the application site is within an area zoned as Open Space (Woodland), not designated for any development as per the Onchan Local Plan 2000. The wheel and house are not Registered Buildings. - 3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 3.3 General Policy 3: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (h) buildings or works required for interpretation of the countryside, its wildlife or heritage. - 3.4 Environment Policy 1 states: The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an overriding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative. - 3.5 Again in relation to the Onchan Local Plan 2000, Policy O/TRT/P/4 states that:

"The Department will not oppose proposals for the improvement of facilities associated with either the Groudle Glen or Manx Electric Railways where these are appropriate in size, scale and appearance to their location and purpose."

• 3.5.1 The 'Water Wheel in Groudle Glen' has been suggested for consideration for registration within Paragraph 7.5 of the Local Plan. However, the structure is not currently a registered building. PLANNING HISTORY

4.1 The application site has been the subject of a previous planning application, which is considered to be specifically material in the assessment of the current application:

4.2 PA 19/00669/B for Erection of replacement water wheel house and refurbishment of water wheel - Deemed withdrawn 21 January 2020. The application was deemed to be withdrawn as the applicant did not provided the additional information required to enable a thorough assessment of the submission within the stipulated time as detailed in Article 4(3) of the Town and Country Planning (Development Procedure) (No.2) Order 2014.

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they 'Do not oppose' in the letter dated 18 May 2020.

5.2 DEFA Fisheries have made the following comments regarding the application in a letter dated 15 May 2020:

A meeting has been conducted with the architect and commissioners in relation to the above application. Fisheries, DEFA has no objection to this proposal providing the following conditions are met.

• o Any works to the watercourse bank and channel are restricted to the period 8th June to September (inclusive). Reason: To avoid disturbance or injury to spawning fish, or to the spawn and fry of fish, during the season in which they are most at risk. There has been an allowance made for the work to begin in the second week of June (rather than July) if required due to the location of the proposed works and the nature of the fish populations present in the area to be disturbed.
• o Works are conducted according to written method statements agreed in advance with the Inland Fisheries Section of the Fisheries Division, DEFA. Reason:, in order to reduce the possibility of injury or disturbance of fish within the river and to allow for appropriate fish relocation before works begin.

The applicant is advised to contact Fisheries (tel. 685857, or email [email protected]) to discuss method statements and arrange any necessary advisory site visits, should the proposal be granted planning approval.

5.3 DEFA's Ecosystem Policy Officer has written in with the following comments in a letter dated 29 May 2020:

The Wheelhouse and waterwheel are located within Groudle Glen Wildlife Site. Wildlife sites, though not statutorily designated or recognised by law, are nonetheless sites of high wildlife value which should be recognised through the planning system. More information about the wildlife site can be obtained from the Manx Wildlife Trust.

The Ecosystem Policy Team have records of a number of Schedule 8 Part II plants in the vicinity of this site. These include: Japanese Knotweed; Montbretia; Rhododendron; and Cotoneaster. It is an offence to plant, or otherwise cause to grow in the wild any plant listed on Schedule 8.

Due to the location of the development along a riverbank, there is a high risk that these plants may be unintentionally spread during construction or via increased footfall in this area, as even tiny fragments of the plant can be spread via the river and establish further downriver.

The Ecosystem Policy Team therefore recommends the following condition:

A survey to establish the presence of Schedule 8 Part II plants must be undertaken prior to construction, and if present, a plan for their responsible removal as part of the works, and to ensure that they are not spread as part of the works, must be created and submitted to the Planning Directorate for written approval prior to footbridge construction. The development shall be carried out in strict accordance with the agreed measures and maintained thereafter.

5.4 The Isle of Man Victorian Society has provided comments regarding the proposed works in a letter dated 28 May 2020: The details of the comments are summarised thus:

• i. The current proposal can be improved for little extra expense with more appropriate finished product based on historic detail.
• ii. Review of previous restoration works on historic features and buildings which were restored to reflect their original features and not recent modifications of the original.
• iii. The need to take advantage of the rebuilding works to rebuild the structure as it was intended rather than how it was de-based in the late 1940's. The works should follow the original designs which are available for reference. A set of photographs was also provided to show the original look of the wheel and wheel house.

5.5 The Friends of Onchan's Heritage, Slegaby, Falkland Drive, Onchan have made the following comments regarding the application in a letter dated 1 June 2020:

We are an amenity group, founded in 1985, with an interest in the heritage of Onchan. We have made submissions on planning applications and in the past have been consulted by Onchan District Commissioners and Mrs. Marlene Hendy when she was Conservation Officer. We have read the detailed submission by the Isle of Man Victorian Society in respect of the above application and fully support the suggestions that the rebuilt wheelhouse should be as originally constructed.

5.6 Manx Utilities have made the following comments regarding the application in a letter dated 21 May 2020:

Prior to commencement of any works consent will be required under the Flood Risk Act. Therefore, please contact Manx Utilities.

ASSESSMENT

6.1 The main issues to consider in the assessment of the application are the principle of the proposed works; the visual impact of the proposal; and the potential impacts on the public enjoyment of Groudle Glen.

6.2 The principle

• 6.2.1 The proposed works aligns with GP3(h) which concerns buildings or works required for interpretation of the countryside, its wildlife or heritage and as such, it is considered that there is a satisfactory policy justification for the works given that the house and water wheel could be considered part of the Islands' heritage. It is also noted that the works would reinstate a lost public scenic feature within the Groudle Glen with the goal to replicate the demolished wheel and wheelhouse within its established location. Based on the foregoing, it is considered that the principle is acceptable. 6.3 The visual impact of the proposals both short term and long term
• 6.3.1 The erection of the new wheel house and the installation of the refurbished wheel and new sluice serving waterwheel will be in keeping with the character of the site which holds its identity to the presence of the wheel and wheelhouse which once existed on the site. These

• works will reinstate the demolished and removed features in a manner that would replicate the previously existing features, bearing most of its key features and as such it is considered that the proposal would benefit the appearance of the site both in the short term and in the long term. These works will be carried out with minimal impact on the woodland and natural appearance of the Glen given the separating distance between the site and the land features around the site provided by the river and the footpath which runs along the site. In the longer term, the replacement of the structures are considered unlikely to be detrimental to the visual amenity of the area, improving the quality of the building and reducing the level of warning signage and fencing in the immediate area.
• 6.3.2 With regard to the building itself, its footprint, height and general appearance will be replaced to match the previously existing, as with the water wheel. Future visual impact is therefore considered likely to be minimal as there would be no change to the footprint of the structure. Whilst the comments from the Isle of Man Victorian Society and the Friends of Onchan's Heritage regarding the finished details are noted, the demolished wheel and wheelhouse had remained in its slightly altered form for a long period with the current proposal seeking to replicate this structure in a like for like rebuild. It is also noted that the current proposal would be an improvement on the proposed works for refurbishment under PA 19/00669/B which was previously considered to be acceptable by these bodies given that it would completely reinstate the refurbished components with the addition of new components built to mirror the previously existing structure.
• 6.3 Potential impacts on the public enjoyment of Groudle Glen

• 6.3.1 At present, the area of the Glen path around the wheel and water house is partly restricted by fencing and poor quality path. The replacement of the structures would result in temporary path closures and restrictions. However, the overall benefit when the works are concluded would result in long term benefits in regard to safety and longevity of the structures which is considered to outweigh the negative impacts resulting from any path closures or restrictions in use of the path. Moreover, the works would reintroduce a lost public scenic feature within the Groudle Glen for the benefit of the community. CONCLUSION
• 7.1 In summary, the proposed replacement of the water house and wheel is accepted as necessary given the poor structural state of the demolished structure. The proposal is in accordance with GP3 (h) and the other policies aforementioned. The application is recommended for approval. INTERESTED PERSON STATUS
• 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and

• o whether there are other persons to those listed above who should be given Interested Person Status

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given interested person status.

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

Decision Made : Permitted Date: 01.07.2020 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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