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MR & MRS E. MCDONNELL - 22 1702/PS 2
The proposed site is an Old Mill Building located on land to the rear of Ballacuberagh Cottage, off the Sulby Glen Road and located in the Parish of Lezayre.
The Site Plan attcahed below shows the proposed site edge in red. The old County Series Map below shows the proposed site edged in red. MR & MRS E. MCDONNELL - 22 1702/PS 3
The Aerial map below shows the proposed site edged in red.
The site comprises of the remains of an Old Mill Building with four Manx stone walls remaining in place. Topographical Measured Survey drawings numbered 2211C/01 & 02 and Survey Drawing number 22 1702/01 show the existing Floor Plan and Elevations of the remaining Old Mill Building.
A series of photographs are attached on the following pages showing what remans of the existing Old Mill Building.
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A site meeting was held on Wednesday 20th July 2022 with the Senior Planning Officer, Chris Balmer, to discuss the potential of converting and extending the existing Old Mill Building to create a new dwelling.
The possible design approach to be taken on site and some example photographs of the type of design concept to be adopted was discussed.
Vehicle access and trees were also discussed at this initial site meeting
At this meeting Mr Balmer requested for an initial structural engineers appraisal on the suitability of retaining the existing Manx stone walls as part of the proposed scheme. Following the site meeting the following email and attachments were issued to Mr Balmer on 10th October 2022.
Sketch Plan issued in email dated 10th October 2022
MR & MRS E. MCDONNELL - 22 1702/PS 9
From: Chris Penketh [email protected] Subject: Re: Old Mill Sulby Glen- Pre-App site meeting Date: 10 October 2022 at 15:21 To: Balmer, [email protected] Cc: f
Hi Chris.
Further to our meeting at the above site in Sulby Glen on Wednesday 20th July 2022, we now attach below, as requested, a structural engineers appraisal of the existing stone walls, prepared by ABC Ltd.
Also attach below are a series of site photographs taken of the existing stone Mill Building. These were taken on 12th May 2022.
Following our discussions on site we attach a Sketch Plan that demonstrates the design concept that we discussed and also what we have discussed on site with the structural engineer.
The principle of the design concept is as follows:
We attach below a series of photograph, again which we discussed at our site meeting in July, and they provide examples of the design concept that we feel will be the best approach for the existing Sulby Glen Mill building.
Again as discussed on site vehicular access would be provided via the existing access off the main Sulby Glen Road that serves the old quarry located to the south-west of the site. This access provides better visibility than the existing gate access serving the front of the site, which is located on the apex of a corner in the main road, with limited visibility in both directions.
Access to the Mill building would be via the existing gate and access lane located directly north-west of the Mill Building.
After reviewing the attachments below if you could provide some further pre-application advice so we can then be in a position to advise our client accordingly with regards to moving an application forward.
We have advised our client that other reports that will be required are as follows:
If you would like to discuss any points further, prior to providing pre-application advise please do not hesitate to contact our office and we will endeavour to be of further assistance.
In the meantime we look forward to hearing from you shortly.
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The remaining walls are stable and suitable for retention. A new structural frame could be introduced within the walls of the existing Mill, this could be used to restrain and maintain the existing Mank stone walls.
As this inspection is based on visual observations, it is likely that once work commences on site that further additional remedial work will be required.
If you should have any queries, or wish to discuss this further, please do not hesitate to give me a call.
Yours sincerely
Redacted
Stewart Bradley C.Eng M.I.StructE C.P.Eng M.I.E.Aust Director
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Mr Balmer respond later the same day on 10th October 2022 with the following email and attachment;
From: Balmer, Chris Chris [email protected] Subject: RE: Old Mill Subp Olem Pre-App site meeting Date: 10 October 2022 at 16:16 To: Chris Penketh [email protected] Cc: Kim McDonnell D E F A, North Planning Enquiries: [email protected]
Hi Chris,
Thanks for email, photos and plans.
As also discussed on the phone, I think a lightweight link (see attached – very very draft plan) between the mill building and new extension would be useful to give a visual break between old and new. I would agree a contemporary design, form and finish would be best in this situation, again to give a clear distinction between old and new.
As you will be aware Housing Policy 11 (below) will be the main policy consideration, as well as Environment Policy 1, 2 & 4. Being near a watercourse I would seek the Flood Management Division comments, Ecosystem Policy Officer (bats/birds) and Forestry (in relation to nearby trees and trees adjacent to lane servicing the property).
"Housing Policy 11: Conversion of existing rural buildings into dwellings may be permitted, but only where: (a) redundancy for the original use can be established; (b) the building is substantially intact and structurally capable of renovation; (c) the building is of architectural, historic, or social interest; (d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building; (e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and (f) the building is or can be provided with satisfactory services without unreasonable public expenditure.
Such conversion must: (a) where practicable and desirable, re-establish the original appearance of the building; and (b) use the same materials as those in the existing building. 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."
Incorporation of any energy efficiencies (solar, air source heats pumps etc) would also be beneficial.
Kind Regards
Chris
Any views expressed in this email are those of the officer only and are without prejudice to any
The proposals and design concept has not changed from that put forward back in October 2022 at the pre-application stage.
The existing Manx stone walls of the Old Mill Building would be retained with the installation of a structural concrete floor slab/foundation and a internal steel frame to stabilise all existing stone walls.
All existing window and door apertures would remain in place and be used within the design concept.
A building would be built within the existing stone walls using the steel frame as the main structural support and a new duo pitched roof installed over. The walls and roof would be finished externally in corten weathering steel cladding with new window apertures installed a required.
This will provide open plan Kitchen/Dining Area at the ground floor level with a new staircase leading up to the Bedroom and Bathroom accommodation with an understairs W.C. provided.
A single storey duo pitched central link extension would provide the main Entrance Hallway. Again both the walls and roof would be finished externally in corten weathering steel cladding.
A single storey duo pitched extension would be built off the North-West side of the central entrance link to provide a contemporary open plan Lounge Area, which is subordinate to the main two storey mill building. The walls of this extension would be finished in minimum 200mm thick traditionally laid Manx stonework, laid with concealed mortar joints. The roof would again be finished externally with corten weathering steel cladding.
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The proposed dwelling would be designed having due regard to sustainability and reducing energy consumption. The three key issues of the proposed design would be high insulation levels, incorporating high quality double/triple glazed window/door units, complete airtightness of the proposed dwelling and a fully fitted internal Mechanical Ventilation Heat Recovery system, (MVHR).
As from August 2023 Architects/designers will not be able to specify fossil fuel heating systems to serve new builds and currently they can not be installed in new builds after January 2025. With this in mind and if the planning application proves successful an alternative means of heating the proposed dwelling will need to be considered, investigated and installed.
An alternative means of heating could be either Air Source Heat Pump , (ASHP), or Ground Source Heat Pump, (GSHP). We have shown a typical location for the proposed ASHP on the proposed Ground Floor Plan. The proposed GSHP could be located in the field to to the North-West of the proposed dwelling and would be subject to a separate planing application.
The ASHP or GSHP could be interconnected with PV solar panels, these would take the form of south facing ground mounted units that could be located in the field to the North-West of the proposed dwelling, as the proposed contemporary design approach for the proposed dwelling is better suited for ground mounted units rather than roof mounted units. Once again this would require a separate planning application.
The proposals are shown on our drawings numbered 22 1702/03 - 06 and we include some photorealistic renders to help demonstrate the high end quality contemporary design approach we have taken for the proposals.
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A site meeting was held on 10th November 2022 with Mr Sebastian Swithinbank, Assistant Tree Officer, and the clients Arboriculturist, Mr Doug Chalk, to discuss the trees located on the proposed site and the affects of the proposed works on these existing trees. All discussions and agreements from this site meeting are contained within the drawings numbered 22 1702TREES/01 to 04 and the Tree Report 22 1702/ TPP, including additional tree planting and landscaping.
Vehicle access to the proposed site would be via an existing vehicle access and quarry road located off the main Sulby Glen Road. Drawing number 22 1702/07 provides details on the existing vehicle access and visibility splays.
The existing internal gate access, off the quarry road, and the old mill lane, which would be upgraded, see drawings numbered 22 1702TREE/02 & 03 for further details, would provide access to the Old Mill Building, including minimum 2No on site car parking spaces and space to manoeuvre and leave the site in a forward gear.
We attach below photographs of the current existing mill lane which will be upgraded.
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Though the proposals appear to fall outside a flood risk zone, see extract map attached below, drawing number 22 1702/11 provides some Flood Risk Mitigation that can be included on site within the proposals.
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Both mains water and electricity are available from the main Sulby Glen Road, see attachments below, and can be taken to the site through land owned by the applicant.
Respondent from the site of New Survey map is in the permission of the Department of Infrastructure. (c) Check Copyright
The foul water drainage from the proposals would be provided by the installation of a "Klargester Bio-Disc" sewage treatment plant, see attachment below, which will discharge to either on-site French drains or soakaway drainage system or alternatively a license obtained to discharge into the existing stream.
The surface water drainage system from the proposals would be provided by either the installation of on-site soakaways or alternatively connected direct to the existing stream.
Example of ‘Klargester Bio Disc” sewage treatment plant.
A Bat Survey has been carried out by “Manx Bat Group” and a copy of the Survey has been included as part of the Planning submission and no mitigation is required at this stage.
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