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Pauline Howell - Proposed Dwelling, 'Mines Cottage', Ballakilpheric Road, Colby
By Ashley Pettit RIBA
RECEIVED ON 22 JUL 2013 DEPARTMENT OF INFRASTRUCTURE
Mines Cottage has been subject to a number of planning application in recent years, these and a subsequent appeal with regards to application PA 07/00360/A make no reference to the Belle Abbey Mine adjacent to the Mines Cottage. Therefore this application aims to re-establish the relationship of the Belle Abbey Mine with Mines Cottage, in addition to Scholaby Mill and the surrounding landscape by extending the existing cottage to create a large open plan family home in an architectural style that expresses the site's former use.
The application also aims to make safe the mine shaft that is currently uncapped. Development would provide the wealth necessary to fund this.
It is estimated that Mines Cottage was built in the mid-1800's at the same time as the Belle Abbey Mine Shaft adjacent to the dwelling. It was most likely inhabited by the Captain of the mine. When the Mine closed in the late 1800's the dwelling was then most likely inhabited by agricultural workers before being abandoned in the 1930's and subsequently fell into disrepair.
In 2008 an application for the Approval in principle to reinstatement of residence and extension of track to mill dwelling adjacent to Scholaby Mill, Ballakilpheric (PA 07/00360/A) was submitted. This was refused but subsequently approved at appeal.
In 2009 a Reserved Matters application for reinstatement of residence and extension of track to mill Dwelling Adjacent to Scholaby Mill Ballakilpheric Road Colby Isle Of Man was approved.
Ashley Pettit Architects James Place Victoria Road Douglas IM2 4HD
Tel: 01624 624307 Fax: 01624 628854 www.apa-iom.com
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:
(b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
The mine, The Belle Abbey Shaft is of historic interest to the local area. The book ‘The Industrial Archaeology of the Isle of Man’ describes the mine in detail, explaining how there was a large area of deads produced considering the known size of the mine, that is reached a depth of 72 fathoms (132 metres) and goes on to discuss its output levels of lead, zinc and copper. (Page 182). The scale of the mine workings can be seen in Section AA on drawing 106.
{{image:78832}} The Industrial Archaeology of the Isle of Man. (1972) By L.S. Garrad, T.A. Bawden, J.K. Qualtrough and W.J. Scatchard Published by David & Charles: Newton Abbot
The link the Belle Abbey Mine had with Scholaby Mill is explained further on in the book (Page 191). “Among the better preserved farm mill buildings is that of Scholaby, SC 224707 GBM 24/110, which has been gutted and is now used as a machinery store. It is noteworthy for its very large double dam, which may have possibly supplied water to the
washing floor of one of the adjacent mines and the way in which the building has been fitted to the difference in ground levels." In addition there is a full page plan drawing of Scholaby Mill (Page 193).
The development seeks to express the Belle Abbey mine within the landscape and give context to Mines cottage which presently appears in the field with no clear relationship to its surroundings.
(c) previously developed land[1] which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
Previously-developed land is that which is or was occupied by a permanent structure, including the curtilage of the developed land and any associated fixed surface infrastructure.' The definition includes defence buildings, but excludes:
Land that has been developed for minerals extraction or waste disposal by landfill purposes where provision for restoration has been made through development control procedures.
The development is located on previously developed land where continued use of the site as a mine is redundant. However, under appendix 1 development on land previously used for minerals extraction is excluded from being classed as previously developed.
Nevertheless Appendix 1 is only applicable where provision for restoration has been made through development control procedures. When the mine closed it was not subject to the development control procedures and as such the mine remains uncapped and unsafe in the landscape (see appendix 1 for photos).
(h) buildings or works required for interpretation of the countryside, its wildlife or heritage.
The development aims to represent the Belle Abbey Mine in the landscape as a visual expression of the areas mining heritage through the use of appropriate forms, materials and finishes.
The Department will seek to enhance the natural environment, including sites contaminated by former mine workings, along with other Government Departments, local communities, the private sector and all appropriate agencies in order to ensure the
appropriate reclamation, water management, planting of appropriate tree species, the management of special habitats including aquatic habitats and the removal of eyesores.
Before the site is developed the land will be tested for contamination and if necessary, the appropriate action to decontaminate the land will be taken.
Development which would be at risk from ground instability or which would increase the risk from ground instability elsewhere will not be permitted unless appropriate precautions have been taken.
Before the site is developed the land will be surveyed to ensure it is stable and suitable for development.
Although development of sites previously used for minerals extraction are normally excluded from development once their former use is redundant, the fact that the mine remains uncapped and poses a potential safety hazard in the landscape should be addressed, this development would provide the wealth necessary to make safe the mine. Development would also ensure the site is decontaminated and stable
The planning application also seeks to address the existing access to the site which at present cuts through the middle of the field. The proposal to remove this track and create a new track that accesses the site via the old mine entrance would be of benefit to the character of the landscape (see Appendix 2).
The significance of the Belle Abbey Mine to the local areas heritage should be taken into account. Reference to the Belle Abbey Mine in published literature such as the Industrial Archaeology of the Isle of Man, its significance within the landscape, as shown on the 1860 OS Map and its links with the development of Scholaby Mill and the associated double dam all give credence to the sites historical importance.
With this in mind we believe that development of the site in an architectural style that is appropriate to the former use of the site combined with low energy features that allow the site to once again make use of natural resources.
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Ashley Pettit Architects were approached by Ms Howell of Mines Cottage, to create proposals for both the development of Mines Cottage and Scholaby Mill concurrently. The dwelling is in the style of a traditional Manx Tholtan that was once, most likely, the Bell Abbey Mine Captains house.
The Cottage is westerly facing and located in Field 5757 south of the Belle Abbey Mine. A public right of way runs round the curtilage of the field. This track also provides vehicular access to the Cottage from Ballakilpheric Road. At present the track veers off sharply and cuts across the middle of the field and gives no turning area.
The house is very small, with a floor area of just 47m2, not suitable for occupancy by more than 2 persons (Metric Hand book, page 508), but has a proportionally large amount of land associated with it, roughly (14500m2).
The design intends to be a visual expression of the Belle Abbey Mine in the landscape in accordance with General Policy 3.h) of the Isle of Man strategic plan.
Although the extension will be linked to the Mines Cottage, from the road the cottage and the extension will appear as two separate entities. This is important in expressing the heritage of the site as mining buildings that would have been essential for the working of the mine would have been separate from the cottage where the captain of the mine would have lived. Materials and finishes have been chosen to be a contemporary representation of the industrial heritage of the site.
View of the Cottage and extension as view from the entrance from Ballakilpheric Road (3d representation) (For larger version see Appendix 4)
View of cottage from garden, this view would only be visible to the owners and shows the large roof that solar panels would be fixed to, the small link that continues through from the main building and the overall industrial aesthetic.
The client purchased the property in 2008 with her partner. After renovating the Cottage they had hoped to begin work on the Mill and ultimately make it their home. However, their relationship subsequently broke up and the client is now not in a financial position to renovate the Mill, furthermore due to ill health is struggling to maintain the large amount of land associated with both properties.
Given the small size of the Cottage and large amount of land associated with it, it would be difficult to find a purchaser that requires such extensive land for such a small property. If the Mill and Cottage were sold together it is possible that given the Mill has the greater potential to become a family home, that the cottage could fall back into disrepair.
The client hopes that by extending the cottage, enough wealth will be generated to renovate the Mill and to cap the mine. Furthermore the amount of land associated to the cottage would be more proportional with its size.
The clients feel that the present location of the house meets her work and social needs as most of her activities occur within the local area.
The innovative design of the development ensures it is low energy. As part of the mine capping process a large tank of water will be stored in the area at the top of the mine. This body of water will then be heated via a series of solar water heating panels located on the extensions south facing roof. These will heat the body of water that will be used to provide central heating for the entire house.
In addition the house will be insulated to a high standard and large south facing windows will maximize solar gains.
The development makes the Belle Abbey Mine safe and expresses it within the landscape in a way that is in keeping with the history of the site. In addition the relocation of the track access relates better to the site layout and the size of the house bear more of a relationship to the size of the land associated with it.
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