31 December 2007 · Planning Committee
The Tuck Mill, Slegaby Ride, Onchan, Isle Of Man, IM4 5bw
The proposal involved demolishing a former tuck mill building within the Slegaby Farm complex in rural Onchan and erecting a new dwelling replicating the appearance of a previously approved refurbishment scheme, but repositioned 15m away to avoid a mature sycamore tree and structural issues.
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The officer clarified that the proposal was for demolition and new build on a repositioned site, not refurbishment as some drawings erroneously suggested.
Policy O/RES/P/22 (Onchan Local Plan)
Prohibits new dwellings outside residential areas, particularly in rural countryside of high landscape value. Officer assessed proposal as unwarranted new development failing this test.
Policy O/RES/P/15
Favourably considers conversion of existing tuck mill retaining fabric, appearance and character. Proposal is new build not retaining fabric, so not supported despite replicating appearance.
Environment Policy 1
Protects countryside from development without overriding national need. Site in countryside; proposal adversely affects it without exception.
Housing Policy 4
New countryside housing only in exceptional cases like conversions or replacements. Proposal fits none.
Housing Policy 11
Permits rural building conversions retaining fabric and character; explicitly prohibits replacement buildings even identical. Key policy blocking proposal.
Housing Policy 12
Permits replacement of existing rural dwellings unless abandoned or historic. Tuck Mill not a dwelling; no policy basis for non-dwelling replacements.
Housing Policy 13
For abandoned dwellings, requires substantial intact fabric. Not a dwelling and full demolition proposed.
Approve
Do not oppose
Note received recommending smoke detectors
principle of residential use established but questionable if proposal accords with planning policy
interest expressed, majority of comments not directly related to proposal
Society for the Preservation of the Manx Countryside & Environment strongly objects to the demolition of Tuck Mill due to loss of industrial/agricultural heritage; Onchan Commissioners approve; Fire Service recommends smoke detection; other public objections on countryside impact and landscaping.
Key concern: demolition of Tuck Mill leading to loss of industrial/agricultural heritage
Society for the Preservation of the Manx Countryside & Environment
ObjectionThe Society STRONGLY OBJECTS to the Application Form, though might be modified by what appears on the drawings if there was the slightest chance of it being adhered to – which, on past performance, there obviously isn’t, alas.; We have lost a lot of Tuck Mills... and we cannot afford to lose any more of these examples of our past Industrial/Agricultural Heritage.
Onchan District Commissioners
SupportThe Commissioners would recommend that the application be APPROVED for planning purposes only.
Isle of Man Fire and Rescue Service
Conditional No ObjectionThe installation of mains wired, interconnected domestic smoke detection conforming to BS 5446 : Part 1 : 2000, and installed to conform with BS 5839 : Part 6 : 1995, is recommended in accordance with Section 1 of the Building Regulations 2000 – Approved Document B
Conditions requested: The installation of mains wired, interconnected domestic smoke detection conforming to BS 5446 : Part 1 : 2000, and installed to conform with BS 5839 : Part 6 : 1995, is recommended in accordance with Section 1 of the Building Regulations 2000 – Approved Document B
Andrew Jessopp
No CommentThe principle of residential use appears to have been established so it is now whether a replacement to existing is merited. Housing Policy 14 sets out the brief for replacement buildings and it appears that the proposal is not entirely in accordance with that policy.
Precedent Value
This appeal highlights that prior conversion approvals do not justify demolition and new-build replicas in countryside; policies like HP11 strictly prohibit replacements regardless of practical issues like tree roots or structural concerns. Future applicants must adhere to conversion retaining fabric or risk refusal.
