Loading document...
The site represents a roughly rectangular piece of land which lies on the western side of Glen Grenaugh. The site accommodates an existing building between the road and the river. The building is a former mill and sits immediately alongside the road.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as Woodland. Within the Isle of Man Strategic Plan 2007 Housing Policy 11 is relevant. This states: "Conversion of existing rural buildings into dwellings may be permitted, but only where:
Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even identical, form. Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character."
Planning permission was granted for the principle of the conversion of the disused mill to a dwelling under PA 88/4050. It is not clear from the information on that file whether the building was roofless, however it was considered under the terms of Planning Circular 3/89.
PA07/01482/A sought approval in principle for the renovation and conversion of the redundant mill into a dwelling. This was permitted with conditions attached.
This application again proposes the principle of the conversion of the building to a dwelling. The previous approval expired 13th November 2009 and a request to extend the approval was declined. This new application was therefore submitted.
The information included with the application includes statements in the application form which are as follows: "substantial retention of the existing stone walls...re-roofing of the building in approved natural slate "to replicate roof lines and height as originally existed". Also stated is that "external walls to be repointed using lime mortar" and "all existing external apertures to be retained and new windows and doors to be to Committee's approval".
The structural survey carried out in support of the 2007 application has been re-submitted with an additional report setting out the current condition of the structure. The structural engineer's report is based upon a visual inspection with no opening up works or trial pits to confirm foundations and suggests that the building was constructed before or around 1880 and that a small mill race runs through the building but only a small seepage was present when inspected. No roof or floors are present. Walls are said to be plumb and straight with no obvious signs of stress except an inward lean on the south-facing wall, distortion of the corner of this wall, sloping lintels to window openings some loose stonework to the mill race entrance, a slight bulge in the west facing wall, rotation of the external steps and some cracking and leaning of other parts of the building.
The 2007 report suggests that the building is structurally suitable to be re-used, provided that it is not allowed to fall into further disrepair, all mortar is pointed throughout, cracked lintels and timber lintels are replaced, water flowing into the building through the mill race is re-directed, buttressing of leaning walls is undertaken, loose stonework is rebuilt and the rotated staircase is removed and the
internal pier re-built. The update report sets out that since the 2007 survey was carried out the following deterioration has been found: "Movement of stonework above two lower ground floor openings and one upper ground opening above the mill race;
The mortar exhibits general deterioration with softening and weathering; Removal of the external stone stair has exposed the south facing wall face which exhibits irregularity and a degree of out of plumbness not previously evident."
The report concludes that "On the basis of our January 2010 inspection we consider that the stone walls of the Old Mill are suitable for re-use with the provisions noted in our 2007 report together with implementation of temporary propping to the two lower ground and one upper ground lintels. Temporary propping for the lintels should be implemented within the next 3 months."
The building is roofless, very prominent from the public highway and an interesting landmark, providing evidence of former uses and industries in the area.
The owners/occupiers of Glen Grenaugh repeat their objection to the 2007 application. They own land adjacent land and object on the basis that the disposal of sewage will potentially be a problem due to the proximity of the stream and that trees will need to be felled to enable the development to take place. They also suggest that the conversion of the building will result in the loss of a piece of heritage - referred to as an asset which the Manx Government and Manx National Heritage promote in their campaign to promote the Island's heritage as an attraction of the Island. They also set out that over the past three months activity has been observed on the site including the erection of a site hut and wagons delivering materials.
The Isle of Man Water and Sewerage Authority does not object to this application setting out that they have received a flood risk assessment for the above site. The Authority is satisfied that the information provided proves that measures can be put in place to prevent flooding of the proposed development from 1 in 100 year event plus climate change flood event. The Authority set out that the applicant will be required to submit a more detailed flood risk assessment with drawings of flood protection measures for the reserved matters application. In particular, the weir where there is a restriction to flow must be looked at in order to solve this issue.
The Manx Electricity Authority has provided advisory notes relating to the presence of cables near to or within the site.
The Highways Division does not oppose this application "subject to the conditions approved under 07/01482/A being implemented."
The proposal should be judged in respect of the following policies in the Strategic Plan: The Strategic Aim which is "To plan for the efficient and effective provision of services and infrastructure and to direct and control development and the use of land to meet the community's needs, having particular regard to the principles of sustainability whilst at the same tine preserving, protecting and improving the quality of the environment, having particular regard to our uniquely Manx natural, wildlife, cultural and built heritage".
The proposal would result in the creation of a dwelling in a rural location where there are limited public facilities and infrastructure. The proposal could, however, preserve an important piece of industrial architecture and could be said to satisfy this Strategic Aim.
Strategic Policy 1 states that development should make the best use of resources by optimizing the use of previously developed land, redundant buildings, unused and under-used land and buildings, and using scarce indigenous building materials, which this could be said to do. However, this policy also suggests that development should be located so as to utilize existing and planned infrastructure facilities and services, which this proposal does not do. This concept is also repeated in Strategic Policy 10 .
The proposal would not satisfy Strategic Policy 2 which requires that new development should be located primarily within existing towns and villages (a policy repeated in Spatial Policy 5) unless in exceptional circumstances which include the following, set out in paragraph 6.3: "conversion of redundant rural buildings which are of architectural, historic or social value and interest".
This is discussed in more detail at Housing Policy 11 which requires that the building is redundant, the building is substantially intact and structurally capable of renovation, it is of architectural, social or historic interest, the building is large enough to satisfactorily form a dwelling either as it stands or with a modest subordinate extensions, that residential use would not be incompatible with adjoining land uses and the building can be provided with satisfactory services without unreasonable public expenditure.
The building is unused and redundant for its original purpose. It would appear to be intact other than being without its roof. The building is of interest as evidence of the industrial activity which was undertaken on the site in the past. The building has a footprint of 11 m by 7 m and an annex of 5 m by 5.5 m and is large enough to result in a satisfactory living space. Confirmation by the Manx Electricity Authority, Manx Telecom and Isle of Man Water Authority submitted in respect of the 1988 application indicate that these services are available.
There are other buildings in the area which depict the former social history of the area - Ballachrink Mill was converted to a dwelling many years ago and Lincoln House, on the northern side of the Old Castletown Road (A25) was formerly a chapel.
The creation of a dwelling here would be compatible with other land uses providing that the drainage of the site can be provided without adverse impact on the watercourse. There are other dwellings alongside Glen Grenaugh.
Whilst no definition is provided in the Strategic Plan for "substantially in tact" as referred to in Housing Policy 11, there is reference in Housing Policy 13 to "substantially intact" and where it goes on to state "this will involve there being at least three of the walls, standing up to eaves level and structurally capable of being retained". The Old Mill would comply with this criteria.
In terms of the matter of the drainage of the site, the Drainage Division have accepted the findings of the flood risk assessment submitted.
The proposal represents the re-use of an existing, interesting and prominent building and whose conversion need not be detrimental to the environment in which it sits and which could complement the area and at the same time be in compliance with the policies of the Strategic Plan. The applicant has provided a plan showing a proposed residential curtilage which has been drawn to accord with Condition 3 of the previous approval in principle (07/01482/A)
Santon Parish Commissioners The occupants of Glen Grenaugh own land which adjoins the site and as such should be afforded party status in this instance
The Isle of Man water and Sewerage Authority
The following parties are not afforded Interested Party Status: The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance
Manx Electricity Authority
Recommended Decision: Permitted
Date of Recommendation: 24.06.2010
C 1. The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission.
C 2. The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the later.
C 3. This approval relates to the principle of renovating and converting former mill into dwelling, The Old Mill, Harbour Road, Santon as shown by WL/07/1041/1, WL/07/1041/2, 9TS009-01, 32318.002/IC/KM, 32318A.002/IC/EF, 6832/1 and LD.2009/27 all received 11th February 2010, Flood Risk Assessment received 27th May 2010 and WL/07/1041/2A (Residential Curtilage) received 13th July 2010.
C 4. The application for reserved matters must demonstrate the following: i) how surface and foul water will be drained from the site in a manner to the satisfaction of the Drainage and Environmental Protection sections of Government; ii) how vehicles generated by the use of the site as proposed will be parked off the highway together with turning facilities for these vehicles; iii) how access will be provided to the site with visibility splays of 2 m by 18 m onto Glen Grenaugh Road; iv) sectional details of the relationship between the river bank, the river and the finished floor levels within the converted building; v) an accurate tree survey of all trees on site and measures for their protection both during and after construction and vi) a flood risk assessment including details of any measures required to protect the building from the risk of flood.
N 1. The applicant is recommended to consult with the Planning Officer and Building Conservation Officer prior to the submission of the application for reserved matters.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : 19 Juhy 2010 Signed : Senior Planning Officer
Copyright in submitted documents remains with their authors. Request removal
View as Markdown