APA Architects Planning Statement

Our Ref: 13/PH/877 15th July, 2013

Planning Statement & Architect's Statement on behalf of:

Pauline Howell - Scholaby Mill, Ballakilpheric Road, Colby By Ashley Pettit RIBA PLANNING STATEMENT

RECEIVED ON

22 JUL 2013

DEPARTMENT OF

INFRASTRUCTURE

Introduction

It is estimated that Scholaby Mill was built in the early 1800's and used until the early-mid 1900's before subsequently falling into disrepair. It is notable for its split level design that allows the grain to enter on the first floor ready to be milled, as opposed to conventional mills where the grain would have to be carried up. It also made use of a double dam system to power the water wheel, this method allows for constant power through a constant supply of water.

Planning History

In 2007 an application for the Approval in principle to convert the mill into a dwelling was made (PA 07/00359/A) was submitted and approved.

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 made and approved.

Present Application

Previous applications significantly alter the external fabric of the existing building. In total five additional openings and two alterations to an opening have been made, thus altering the character of the mill. This application aims to preserve as much of the existing fabric as possible, therefore only one additional opening and one alteration to existing openings have been made. The application also aims to improve track access and parking on the site (see photos E-H, appendix 1).

Ashley Pettit Architects

James Place

Victoria Road

Douglas

IM2 4HD

Tel: 01624 624307

Fax: 01624 628854

www.apa-iom.com

Planning Policy

The Isle of Man Strategic Plan

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);

Scholaby Mill is of historic interest to the local area. The book ‘The Industrial Archaeology of the Isle of Man’ describes the Mill in detail:

“Among the better preserved farm mill buildings is that at 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 possibly have supplied water to the washing floor of one of the adjacent mines, and the skilful way in which the building has been fitted to the difference in ground levels.”

{{image:78806}} 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 book goes on describe several other less important mill buildings before giving a full page to a plan of the Scholaby Mill that was surveyed at the time.

Scholaby, Rushen

Scholaby, Rushen, a typical farm mill (sketch plan from IA record card) Full page plan of Scholaby Mill showing both plans overlaid The Industrial Archaeology of the Isle of Man. (1972) (Page192)

(c) previously developed land 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;

The development is located on previously developed land where continued use of the site as a mill is clearly redundant. The redevelopment of the mill would reduce the impact of the current situation on the landscape where the mill presently appears as dilapidated and boarded up (see photos A-D, appendix 1). There is also no protection on the track on which the public right of way is located to the east of the building where there is a 8 ft drop (see photo B, appendix 1).

(h) buildings or works required for interpretation of the countryside, its wildlife or heritage.

The development aims to preserve as much of the built fabric of the Mill as possible, the inclusion of a water wheel to generate power would allow the former use and heritage of the building as a mill to be expressed.

The previous planning approval accepts that conversion of the Mill to a residential dwelling is acceptable, with this in mind:

Housing Policy 13: In the case of those rural dwellings which have lost their former residential use by abandonment, consideration will be given in the following circumstances to the formation of a dwelling by use of the remaining fabric and the addition of new fabric to replace that which has been lost.

a) the building is substantially intact; this will involve there being at least three of the walls, standing up to eaves level and structurally capable of being retained; and b) there is an existing, usable track from the highway; and where a supply of fresh potable water and of electricity can be made available from existing services within the highway.

This policy will not apply in National Heritage Areas (see Environment Policy 6). Permission will not be given for the use of buildings more ruinous than those in (a) above, or for the erection of replacement buildings. Extensions of dwellings formed in accordance with the above may be permitted if the extension is clearly subordinate to the original building (i.e. in terms of floor space (3) measured externally, the extension measures less than 50% of that of the original).

The building is intact and structurally capable of being retained and reused. There is already an existing usable track and services can be made available in conjunction with renewable energy sources such as a water wheel and solar panels.

The existing floor area of the building is 187 m2 and the proposed floor area would be 280.5 m2, adding just under 50% to the total floor area.

Conclusion

Scholaby Mill is structurally sound and adds to the character of the local area, therefore its reuse would be beneficial. The proposed development includes extensions which would allow much of the built fabric of the Mill to remain unchanged, these extensions would also allow the mill to make use of renewable energy resources, ensuring a low energy family home would be created.

Architect’S Statement

Introduction

Ashley Pettit Architects were approached by Ms Howell of Mines Cottage, to create proposals for both the development of Scholaby Mill and Mines Cottage concurrently. The Mill is a large stone built mill that used to use a water wheel powered by a double dam system.

Situation

The Mill has a large opening onto first floor level that is northerly facing, there was once a water wheel on the west elevation by the river and the east elevation presently looks out onto a flat area roughly 8ft from the track above. The previous timber first floor has been removed at some point and the openings are currently boarded up.

The Design

The extensions aim to give a clear indication of what is old and new and preserve as much of the original fabric and character of the Mill as possible.

An additional circulation volume has been added to be stone clad to match the existing. Naturally the stone would not be as aged as the original, giving a clear split between the old and new whilst respecting the character of the building.

Further bedrooms would be located to the west with parking provision above. This part would only be visible from the private garden and would be timber clad with a mesh metal roof to add to the industrial aesthetic of the building and to read coherently with the nearby mine building (see photo C, appendix 1). This roof would also provide a suitable located for solar panels which would generate hot water to heat the building.

The sunroom extension would again be timber clad with a metal mesh roof and would slot inside the existing built fabric. The form aims to match the existing character of the building with its steep pitched roof.

Personal Circumstances.

The client purchased the property, Scholaby Mill and Mines Cottage 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.

The client hopes to be able to renovate the Mill when finance is in place.

Reasons for Development

The client purchased Scholaby Mill and Mines Cottage with the hope to convert the mill into a dwelling in which to live.

Sustainability

The design aims to reintroduce waterpower into the future use of the building to create a low energy, sustainable family home. The mill pond would be reinstated and used to power a new water wheel associated with the Mill, this would be used to generate electricity for household use and also, in conjunction with solar hot water panels, located on the new south facing extension, to heat water

In addition the house will be insulated to a high standard and large south facing windows in the sunroom will maximize solar gains.

Summary

The development aims to put back into use a derelict building of historical importance to the local area. The design aims to make use of water power once again to create a low energy family home.

Appendices

Appendix 1

Site Photos

Photo A (Private view) - View from South East where proposed garden would be located.

Photo B (Public view only visible to pedestrians using the right of way along the track) - View from East showing a lack of protection from falling from the track above

Photo C (Private view visible from the proposed entrance to the mine development) - This shows the close proximity and link between the two buildings

Photo D (Public View from the track adjacent to Scholaby Mill) - This shows the Mill Pond, currently overgrown that it is proposed would be turned into a pond marsh with steps down to a viewing platform.

Our Ref: 13/PH/877 15th July, 2013

Photo E (Public view only visible to pedestrians using the right of way along the track) - View from West showing the north elevation and existing track access.

Photo F (Public view only visible to pedestrians using the right of way along the track) - View from East showing the north elevation and existing track access.

Photo G (Public view only visible to pedestrians using the right of way along the track) - View down present access track to the Mill, the track is steep and the track and resulting parking area overly develops the land. It is proposed this track would be removed and grassed returning it to nature.

Photo H (Public view only visible to pedestrians using the right of way along the track) - View from West showing existing track access.

Ashley Pettit Architects James Place Victoria Road Douglas IM2 4HD

Tel: 01624 624307 Fax: 01624 628854 www.apa-iom.com

ASHLEY PETTIT ARCHITECTS JAMES PLACE VICTORIA ROAD DOUGLAS IM2 4HD Phone 01624 624307 Fax 01624 628854
DRAWING REGISTER (Planning Drawings) Page 1 of 1
Project Number 13-PH-877	Project	Scholaby Mill, Ballakilpheric Road, Colby
Day	19
Month	07
Year	13
Drawing Issue	1	2	3	4	5	6	7	8	9	10	11	12	13	14	15	16
100	Not Used
101	Existing	*
102	Proposed Plans	*
103	Proposed Elevations	*
104	Drainage	*

Distribution

M&E Engineer

Structural Engineer

Quantity Surveyor

Project Manager

Planning Supervisor

Contractor

Client

1

File

1

Planning Application

4

Building Regulations Submission

Type of Issue

E-EMAIL P-PAPER B-BOTH

P