21 August 2003 · Minister for Local Government and the Environment
Mill House, Main Road, Glen Maye, Isle Of Man, IM5 3az
The proposal involved renovating a former mill workers' cottage (currently a workshop/store) at Old Mill House, Glen Maye, into a dwelling, including minor repairs, internal works, parking/turning area, and garden creation.
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The Planning Committee refused citing harm to High Landscape Value/Scenic Significance and Registered Woodland from ground clearance, driveway, parking, and garden, which would detract from the heavil…
Renovation of buildings in the countryside
Requires redundant countryside buildings that are registered/worthy, of particular architectural/historic/social interest, or contribute beneficially to countryside character (viewed from public places) to be substantially intact and structurally capable of renovation. Committee found building fails all three criteria and structural proof inadequate; Inspector agreed; Minister found it meets (c) as positive contribution enhanced by renovation.
Time limit for reserved matters
This approval is in principle only and will remain valid for a period of two years, within which time no development may take place until such time as details of the reserved matters (design, external appearance, internal layout, means of access, landscaping) have been approved by the Committee; such reserved matters should form the subject of a single application.
Renovation of existing fabric only
This approval relates to the renovation of the existing, original fabric; no approval is granted to the erection of replacement fabric (except where there is, in the existing structure, the use of non-original, inappropriate materials; any such replacement must be in materials to match the originals).
Services underground
All services must be laid underground, and all soil-stacks must be constructed internally.
Roof materials
All roofing must be in dark grey natural slate.
Tree survey and protection
The reserved matters application must include a detailed survey of the trees which encroach into the site, either by their root systems or canopies, together with an indication of which trees, if any, would be affected by the development, and also mitigation measures for the protection of all trees which are to be retained.
Access and turning details
details of how there is to be formed a turning area and vehicular access; this should form the subject of consultation with the Department of Transport and the Department's planning officer.
Windows
All windows must be wooden-framed sliding-sashes.
No permitted development
Notwithstanding any permitted Development Orders for the time being in operation, all building and engineering operations on this site must form the subject of a planning application.
no objection in principle if complies with Circular 3/89 and retains barn character with minimal external changes; recommend condition for detailed application to retain character
no objection subject to connection to public foul sewer, no surface water to foul, alternative surface water disposal (not road storm drains)
Drainage Division raised no objection subject to detailed drainage conditions; Highways Division objected due to inadequate parking, access, visibility, and drainage onto highway; Countryside Society supported conversion subject to retaining building character.
Key concern: Lack of off-road car parking and inadequate access/visibility contrary to road safety
Department of Transport Drainage Division
Conditional No ObjectionNO OBJECTION in principle, but subject to:; The applicant is advised to discuss the disposal of surface water with the Division prior to submitting any detailed planning application; If no other methods of surface water disposal can be found, the Drainage Division of the Department of Transport request that this application be refused on these grounds; the options you have specified for the disposal of surface water should be acceptable to the Division subject to the following
Conditions requested: The proposed development must be connected to the public foul sewer; Full details of the proposed foul and surface water drainage (including the proposed connections to the public sewer) must be submitted as part of any subsequent detailed planning applications; There must be NO discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s); Surface water from the development be disposed by alternative methods; Any discharge into the original millrace must be via a suitable constructed outfall; The route of the existing box drain to be checked to ensure that it does not ultimately connect in the foul sewer within road using tracing dye; A suitable spillway constructed before discharging into the river
Department of Transport Highways Division
ObjectionObjection: The application is silent on the provision for car parking off-road arising out of the application, contrary to the interests of road safety; before the Department can rescind its objection it must be satisfied that the following conditions can be met
Conditions requested: The access drive arrangements shall comprise a turning feature to permit a motor car to turn round within the site, so that the vehicle can emerge from the site in forward gear. (The size of an average car is 2.4m x 4.8m); Visibility splays shall be constructed in compliance with Manx Roads 1; No water shall be permitted to drain onto the public highway
Society for the Preservation of the Manx Countryside and Environment
Conditional No ObjectionThe Society does not object in principle to the conversion if it complies with Planning Circular 3/89, and so long as the end result retains the character of the barn. There should be as few external changes as possible
Conditions requested: The detailed application must, so far as is practicable, seek to retain the character of the building with minimal alteration to existing openings or facing materials
The original application PA 03/00274/A for approval in principle to convert a redundant mill worker's cottage/workshop to a dwelling was refused by the Planning Committee on 4 March 2004, primarily for non-compliance with Circular 3/89 due to the site's High Landscape Value and Scenic Significance, registered woodland, inadequate structural evidence, harm to woodland character, and highway safety concerns. The appellant argued the building's historical significance, structural soundness via walk-over survey, minimal tree impact, and highway improvements with turning space. The Planning Committee defended the refusal citing loss of residential status, insufficient evidence of structural capability, diminished character, future woodland harm from residential use, and unresolved highway issues. The inspector found the proposal failed Circular 3/89 criteria (not registered, not of particular historic interest given prior demolition proposal, does not beneficially contribute to countryside character), structural evidence only relevant if criteria met, and recommended dismissal. The appeal was dismissed.
Precedent Value
Strict application of Circular 3/89 requires clear proof of one qualifying criterion before structural assessment; buildings must demonstrably enhance countryside character; prior inconsistent positions (e.g., seeking demolition) weaken historic claims. Future applicants need detailed structural reports and evidence of positive visual/character contribution.
Inspector: R S Hawthorne
