25 September 2020 · Delegated - Principal Planner
Glen Moar Mills, Glen Helen Road, Laurel Bank, St. Johns, Isle Of Man, IM4 3nn
The proposal involves converting and extending the redundant early 1800s corn mill and adjacent tea rooms into a residential dwelling with additional tourist accommodation. The mill is a T-shaped stone building with basement, ground, first, and attic levels, adjacent to a watercourse and the River Neb, set back from th…
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The proposal was approved as it complies with Strategic Policy 1, General Policy 3, Housing Policy 11, Environment Policies 1, 2, 3 and 7, Transport Policies 4 and 7, and Business Policies 12 and 13 o…
Strategic Policy 1
Requires sustainable development; proposal complies as a conversion retaining historic structure with environmental safeguards.
General Policy 3
General development policy; met through overall compliance and conditions.
Housing Policy 11
Conversion of non-residential buildings to housing considered exceptionally due to retention of original mill structure, as supported by structural report.
Environment Policy 1
Environmental protection; addressed via bat surveys and lighting conditions.
Environment Policy 2
Likely habitat protection; conditions for bats and watercourse.
Environment Policy 3
Species protection; bat emergence surveys required.
Environment Policy 7
Water environment; method statement for watercourse works.
Transport Policy 4
Transport considerations; complied with in approval.
Transport Policy 7
Access and parking; deemed acceptable.
Business Policy 12
Supports tourist use alongside residential.
Business Policy 13
Business development in suitable locations.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Bat emergence surveys
Prior to the undertaking of any works including clearance, two bat emergence surveys shall be submitted to and approved in writing by the Department. These surveys shall be undertaken between May-August and shall identify impacts on bat species together with appropriate mitigation protection measures, and where appropriate include a timetable for its implementation. Reason: To provide adequate safeguards for the bats.
Watercourse method statement
Prior to the undertaking of any works including clearance, a written method statement for the details and timing of works to be undertaken within the watercourse, shall be provided to and approved in writing by the Department. The works shall be carried out in full accordance with the approved details. Reason: to safeguard the watercourse and any fish within it.
External lighting scheme
Prior to the undertaking of any works including clearance, a lighting scheme minimising light spill across the river and tree line shall be first submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and retained as such thereafter. Reason: In the interest of habitats and species (fish/bats).
Approved drawings and reports
The development works hereby approved shall be carried out in full accordance with the approved drawings and approved structural reports. Reason: The proposed works have been considered on an exceptional basis against Housing Policy 11 and that the original Mill structure is to be retained.
No permitted development rights
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no development shall be undertaken under the following classes of Schedule 1 of the Order at any time: Class 13 - Greenhouses and polytunnels; Class 14 - Extension of dwellinghouse; Class 15 - Garden sheds and summer-houses; Class 16 - Fences, walls and gates; Class 17 - Private garages and car ports. Reason: To control future development on the site.
Multiple consultees including Manx Utilities, DEFA Biodiversity, DEFA Fisheries, Highways Division, and German Parish Commissioners provided responses on the conversion of Glen Moar Mill; most raised concerns requiring additional surveys or conditions related to flood risk, bats, and watercourse impacts, with final positions being conditional no objection.
Key concern: residual flood risk to basement from mill race channel
Manx Utilities
Conditional No ObjectionManx Utilities have found it necessary to request that a brief Flood Risk Assessment (FRA) report is produced; We conclude that a residual risk may exist to the basement of the property with the likely source being from the mill channel
Conditions requested: brief Flood Risk Assessment (FRA) report to support application; review Appendix 4 within the IoM Strategic Plan (2016); residual risk to basement managed by occupants as riparian landowners
DEFA Fisheries
Conditional No ObjectionFisheries, DEFA has no objection to this proposal providing the following conditions are met; DEFA does not charge for an initial site visit or review of method statement but there is a charge for relocating fish prior to river works
Conditions requested: Any works to the watercourse bank and channel are restricted to the period July to September (inclusive); Works are conducted according to written method statements agreed in advance with the Inland Fisheries Section of the Fisheries Directorate, DEFA
DEFA Biodiversity
Conditional No ObjectionAll of these features give the property potential to host roosting bats; It is an offense to allow these plants to grow in the wild
Conditions requested: bat survey undertaken on the building by a licensed bat ecologist and report submitted prior to determination; if bats found, mitigation plan submitted prior to determination; responsible removal of Japanese Knotweed and Montbretia if on site
DEFA Biodiversity
Conditional No ObjectionNo development shall commence until 2 bat emergence surveys have been undertaken by a licensed bat ecologist between the dates of May to August
Conditions requested: No development shall commence until 2 bat emergence surveys undertaken by licensed bat ecologist between May to August and report with mitigation submitted and approved; No development shall commence until a lighting scheme minimising light spill across river and tree line submitted and approved
Department of Infrastructure (DOI) Highways Division
No ObjectionHighway Services Comment made: Do not oppose; Highway Development Control Do Not Object (DNO)
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; no significant negative impact upon the highway network
German Parish Commissioners
No CommentI would be grateful if you would defer this application in order that the Board have an opportunity to comment
DEFA Inland Fisheries
No CommentWe are now awaiting a second meeting before we can comment on this planning application
