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The site represents a portion of an existing field located between the Scholaby and Ballakilpheric Roads to the north of the A7 between Colby and The Level. The site accommodates a former mill and access and to the south west of the mill is a mine adit and abandoned cottage which has planning permission for renovation (see below). The building on site is a former mill which has vehicular access into the building off the bridge opposite the mill pond and accesses on the eastern side together with windows. On the southern side of the building there is a one and a half storey lean-to extension. The building sits very close to the watercourse which runs to the west of the site. There are trees which are growing within the building alongside the watercourse and two more on the eastern side of the building. These are self seeded trees growing very close to or from the walls of the building.
The site lies within an area designated on the Arbory and East Rushen Local Plan as Woodland.
Planning permission was granted for the principle of conversion of the mill into a dwelling under PA 07/0359. This required, inter alia that no dormers be inserted into the roof nor the introduction of a proliferation of additional windows. Permission was granted for the rebuilding of the lean-to annex either in the same form as it presently is or as having a gable with the ridge running back into the main body of the mill. The provisions of the Town and Country Planning (Permitted Development) Order 2005 were suspended and the application for the reserved matters was to illustrate the form of access from the Scholaby Road to the site either in the form of an informal gravelled driveway or hardcored track and not a concrete, paviloured or tarmacadam finished driveway. The conditions also required that the application for reserved matters include a detailed report into the presence of bats within the building and a method statement into how they would be dealt with if found. Also the applicant was advised to consult the Inland Fisheries Section of Department of Agriculture, Fisheries and Forestry in respect of any work undertaken close to or within the watercourse.
Planning permission was also sought for the principle of the renovation of the cottage to the south east which was approved on appeal, PA 07/0360 and in detail under PA 08/2112.
Now proposed are the matters reserved from the previous application - the box indicating that the application is a full detailed application is also ticked on the application form.
The application includes both plans of the existing building, proposed elevations and plans and a report from a structural engineer. The report describes the condition of the building and refers to the building being in good condition, remedial works being required in respect of a diagonal crack about 5mm wide in the front gable over the front entrance, re-pointing recommended in line mortar to existing joints, the replacement of the existing fractured lintel over the door opening, the re-slating of the roof with insulation introduced in the roof and walls and the replacement of the existing ground floor and timber flooring to be used above.
The floor plans and elevations do not refer to these works and show the existing vehicle access opposite the mill pond to be glazed within the existing aperture, the glazing of the existing aperture on the first floor of the western elevation and the introduction of three more windows in this elevation which were not shown on the approval in principle drawings, the re-building of the lean-to extension with a gable end as recommended in the conditions of the approval in principle, the glazing of the two windows in the southern elevation of the main core of the mill and the introduction of two new windows in the new annex and the glazing of the three existing windows in the eastern elevation first floor and the fitting of doors to the two existing door openings, the increase in depth of the existing window aperture to full length patio doors and the introduction of a window alongside which was not shown on the approval in principle drawings.
Also included is a report from the Manx Bat Group, dated 28th October, 2008 which simply reports that they would undertake a survey in the Spring for a fee and note that as the bats may be hibernating during the winter and their presence would be undetectable until they awake.
The curtilage of the mill is significantly larger than as previously shown and includes all of the land from the mill to the access to the cottage referred to above. The track is described as to be finished with a gravel topping over hardcore.
The scheme will result in the removal of the trees closest and some actually growing within the fabric of the building. These are undermining the structure and their removal is not considered objectionable.
Rushen Parish Commissioners indicate that they have no objections to the application
Department of Agriculture, Fisheries and Forestry Inland Fisheries request that no development takes place within 8m of the watercourse. By its very nature as a mill, the watercourse runs immediately adjacent to the watercourse and development will be within 8m of the mill stream.
Department of Transport Highways and Traffic Division object to the application on the basis that the approval in principle required that sight lines of 2m by 36m at the junction of the access track with Scholaby Mill are not shown, the access track should be 4.1m wide and parking in accordance with Manx Roads should be provided. Whilst these were recommendations by the dot at the time of the approval in principle they were not included into conditions as the site does not extend to this junction so improvements could not be required if necessary. In any case the Scholaby Road is lightly trafficked and requirements for significant alterations to this junction were not considered appropriate.
The application differs from the approval in principle scheme in that there are additional windows shown in the converted building, there is no bat survey nor could there be until Spring. The approval in principle was granted in May 2007 and as such there have been two summers in which such surveys could have been undertaken.
As the property is located within the countryside the content of this application has been considered with particular regard to Circular No.1/88 (Revised) RESIDENTIAL DEVELOPMENT - HOUSES IN THE COUNTRYSIDE, Planning Circular No. 3/89 RENOVATION OF BUILDINGS IN THE COUNTRYSIDE and Planning Circular 3/91 GUIDE TO THE DESIGN OF RESIDENTIAL DEVELOPMENT IN THE COUNTRYSIDE.
In considering the previous application for an Approval in Principal, application number 07/00389/A for this site, the following was of consideration:
"The Scholaby Mill is on the proposed list of buildings for inclusion on the Protected Buildings Register so this application is considered to conform with item 2 of Planning Circular No. 3/89 RENOVATION OF BUILDINGS IN THE COUNTRYSIDE. As this is the case, I will consider this application Policy RB/4 - USE and Policy RB/5 - ALTERATIONS AND EXTENSIONS. Thankfully, the proposals in the main at least, respect the existing building and work within its fabric which also means the application complies with item 4 of Planning Circular No. 3/89.
Having regard to Policy RB/4, it is highly unlikely that the building will ever be put back into use as a Mill and it has to be considered that this application safeguards the future of this, potentially registerable building.
In terms of the conversion of the building, that as proposed is in the main acceptable. I have concerns at the addition of the dormer roof to the extension and the proliferation of additional widows to this section of the property but this is an application for an Approval in Principle and not, a Full, Detailed Application. I would suggest that the design of the 'lean-to' section might be better amended to do away with the dormer all together. If, the additional internal head height can be proved to be of paramount importance, it may be beneficial to alter the format of the extension roof, so that it is a gable with ridge running back into the main body of the mill. This is a traditional format of roof that can be found all over the Island."
This is an application for reserved matters. There are one or two changes to the proposals, namely; the alteration of the lean-to roof to a gable end on roof, with an additional window in the new stone, gable at first floor which were suggested in the previous application and are considered acceptable. The addition of windows to the rear elevation is intended to provide light to the staircase, en-suite and rear of the ground floor Lounge. The concern with a scheme such as this is that the addition of windows etc to convert the property into a dwelling will over-write the character of the former use, in this case a Mill. These proposals are fairly successful in retaining that former character and are therefore acceptable.
Recommend approval of this application.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Department of Agriculture, Fisheries and Forestry's comments are material planning considerations and as such they should be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 23.03.2009
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the conversion of the mill building to a dwelling as shown in drawing 08/120/01 and -02 both received on 13th January, 2009.
C 3.
No development may commence, including the removal of any trees or built fabric, until such times as a survey for the presence of bats and their roosts has been undertaken. This must be undertaken within the period April to August and in conjunction with the advice of Department of Agriculture Fisheries and Forestry Wildlife and Conservation Division. If evidence of bats or their roosts is found the applicant may not undertake any works until such times as a method statement describing how the bats will be safeguarded during the works, has been submitted to and approved by the Planning Authority and thereafter works must be undertaken in accordance with this statement.
C 4.
All windows must be framed in timber and of the appearance shown in the approved drawings and may not be replaced without the written permission of the Planning Authority.
C 5.
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval.)
N 1.
The application should liaise with Department of Agriculture Fisheries and Forestry's Inland Fisheries Division with respect to working within close proximity of the water course and preventing contamination thereof.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 25/3/09
Signed : D. Boylan Senior Planning Officer
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