11 May 2018 · Planning Committee
Scholaby Mill, Ballakilpheric Road, Colby, Isle Of Man, IM9 4bx
The proposal involves converting and extending the historic Scholaby Mill, located in open countryside near Colby, into a family dwelling. The existing mill structure is retained with a significant two-storey extension along the access footpath, adding 231 sq m of floor area including integral garaging and a car port, …
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The officer assessed the proposal against Housing Policy 11, noting the mill's architectural and historical interest warrants conversion as it is structurally sound per the structural report.
Strategic Policy 1
Requires optimising use of redundant buildings. Officer found proposal re-uses derelict mill, utilising existing access and services without unreasonable public cost, justifying countryside location.
General Policy 3
Permits conversion of redundant rural buildings of value (cross-ref Housing Policy 11). Site in open space; exception applied due to mill's historic interest and prior approval principle.
Environment Policy 1
Protects countryside unless overriding need. Renovation of historic mill provides justification outweighing protection, with no significant adverse impacts identified.
Environment Policy 2
Protects Areas of High Landscape Value. Extensions do not harm landscape character as visually subordinate and below roadside wall; not visible from Ballakilpheric Road.
Environment Policy 7
Protects watercourses; no works within 8m or disturbing banks/bed. Consultee accepted with no disturbance proposed.
Environment Policy 27
Enhances natural environment including mine workings. More relevant to adjacent cottage site.
Housing Policy 11
Permits rural building conversions if redundant, intact, of interest, with modest extensions using matching materials. Mill meets a-c, f; extensions not modest (231 sq m vs prior 76 sq m) but accepted as subordinate, contrasting materials positive for character; no rebuilding of ruins.
Environment Policy 4
Protects wildlife including bats. Condition requires cessation if bats found; prior works likely disturbed any roosts.
Time limit
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Residential curtilage limit
The residential curtilage of the converted mill shall extend only to the land on the southern side of the footpath and shall not include the mill pond nor land to the north, nor to land to the west as shown in the location plan. Reason: to clarify the extent of the residential curtilage.
No further extensions or outbuildings
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012, no extension to the property nor any garage or shed may be erected without planning approval. Reason: to control the spread of development which could undermine the character of the converted property.
Retain car port
The car port shown as such on the approved plans must be retained for the parking of vehicles associated with the occupation of the dwelling as proposed and may not be converted to part of the living accommodation within the unit. Reason: to clarify the extent of the approval.
Bat protection
The applicant should note that bats are protected under the Wildlife Act 1990 and should any bat or bat roost be found within the building during construction, all work must cease and contact must be made with the DEFA Biodiversity Office to determine how to proceed. Reason: to comply with Environment Policy 4 and the Wildlife Act 1990.
no objection subject to appropriate dealings with sewage; no work proposed to watercourse
acceptable; sufficient parking for 2 spaces complies with standards; no new highway issues
acceptable provided no disturbance to watercourse
All consultees either support the application, have no objection subject to conditions, or request further information on bats and watercourse protection, with no outright objections.
Key concern: need for bat survey report prior to consent
Manx Utilities
Conditional No ObjectionManx Utilities Authority has assessed the above planning application and would like to advise you that the Authority has no objection to the application subject to the following condition/s; Manx Utilities recommends that a detailed operation and maintenance programme is submitted for consideration by the Planning Committee and the Department of Environment, Food & Agriculture's Environmental Health Division
Conditions requested: detailed operation and maintenance programme for the sewage treatment plant is submitted for consideration by the Planning Committee and the Department of Environment, Food & Agriculture's Environmental Health Division; should the works affect this watercourse, consent will be required from Manx Utilities Flood Risk Management
DEFA Fisheries
Conditional No ObjectionDEFA Fisheries have no objection to the proposed development, provided that there is no disturbance of the watercourse
Conditions requested: no disturbance of the watercourse; any future work that is carried out that would disturb the banks or bed of the stream should only take place according to methods agreed in advance with the department; applicant is advised to contact DEFA when works are due to commence
Department of Infrastructure (DOI) Highways Division
No ObjectionHighway Services does not oppose the application; The development should not cause any new highway issues and is therefore considered to be acceptable
DEFA Zoologist (Richard Selman)
No CommentI have previously raised the need for a bat survey with regard to this site... If no bat report has been provided to Planning, for this site, I request that a bat survey report be provided and any necessary mitigation agreed prior to consent, if this were forthcoming, following the guidelines in BS42020
Conditions requested: bat survey report be provided and any necessary mitigation agreed prior to consent
Rushen Parish Commissioners
SupportThe Rushen Parish Commissioners support the following application... 18/00219/B Scholaby Mill
