**Document:** AMD Planning Statement
**Application:** 24/00528/B — Demolition of existing building and erection of a replacement detached dwelling with integral garage, associated greenhouse, summerhouse and workshop and re-establish existing access on Mill Road
**Decision:** Application Withdrawn
**Decision Date:** 2024-08-08
**Parish:** Malew
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/32532-malew-abbey-mill-lodge-replacement-demolition/documents/1064581

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# AMD Planning Statement

## Replacement dwelling, Abbey Mill Lodge, Bridge Road, Ballasalla, IM9 3DA.

![A photograph showing a white, single-story detached house with a tiled roof and an attached garage, set in a rural environment with green bins in the foreground.](https://images.planningportal.im/2024/05/7021102.jpg)

Statement to accompany planning application – April 2024 Rev A – BRW – 6th June 2024. Proposed Mill Road Access Removed; additional information indicated in red. Front Elevation Abbey Mill Lodge.

Contents.

- 01 - Introduction.
- 02 - Silverdale Conservation Area.
- 03 - The Site.
- 04 - Access.
- 05 - Existing Dwelling & Stable Block.
- 06 - Planning History.
- 07 - Information & reports to assist with the application.
- 08 - Design Development.
- 09 - Character study immediate vicinity.
- 10 - Design.
- 11 - Impact assessment and mitigation on surrounding properties.
- 12 - Renewables & efficient use of energy.
- 13 – Out buildings.
- 14 - Manx Roots - Aboricultural Impact Assessment.
- 15 – Flood Risk Management.
- 16 - Manx Bat Group.
- 17 - Abbey Mill Lodge – Applicants Conclusion.

## 01 - Introduction.

The application is for detailed planning approval for a replacement dwelling and associated outbuildings, workshop, summerhouse, and greenhouse.

## 02 - Silverdale Conservation Area.

![This is a black and white map titled 'Silverdale Conservation Area' showing the designated conservation zone boundary shaded in grey over a map of fields and roads.](https://images.planningportal.im/2024/05/7021103.png)

### 03 - The Site - Drawings 23/11/01 & 23/11/03.

The application site which sits in the Silverdale Conservation Area is part residential / part equine and has an approximate area of 1.4 acres with frontage along Bridge Road, Mill Road, and the Silver Burn River.

## 04 - Access.

![A street-level photograph showing the existing white detached bungalow behind stone boundary walls and a metal gate on Mill Road.](https://images.planningportal.im/2024/05/7021104.jpg)

The site has an existing vehicular access from Bridge Road.

Access from Bridge Road.

Existing access onto Bridge Road not to be altered and presently provides a minimum of a 25m visibility splay in both directions, set back 2.4m from the carriage highway.

## 05 - Existing Dwelling - Drawing 23/11/02.

Dormer bungalow, constructed, we believe in the 1950’s. Combination of pitch and flat roofs utilising concrete tiles and glass fibre finish respectively. External leaf cavity brick wall. Single skin brick walls internally. Suspended timber floors.

External ground floor area of 171 sqm. External first floor area of 80 sqm.

The dormer bungalow is in a very poor state of repair and is unhabitable.

## Existing Stable Block.

![A photograph showing a grassy plot of land with a dilapidated wooden outbuilding or workshop, with a stone church visible in the background.](https://images.planningportal.im/2024/05/7021105.jpg)

Stable block.

The stable block is of timber panelled construction and is to be demolished.

## 06 - Planning History.

99/02049/B – Erection of a stable block – approved February 2000. Stable block erected.

08/02102/B – Erection of replacement porch – approved November 2008. Porch erected.

## 07 - Information & reports to assist with the application.

The site has had a topographical survey – Drawing 23/11/03 Rev A. Arboricultural Impact Assessment has been carried out by “Manx Roots Tree Management”. Flood Risk Management has been considered and where appropriate mitigation considered. Bat survey report has been commissioned and carried out by the “Manx Bat Group”.

## 08 - Design Development.

Draft copy of the application was forwarded to the planning department for a pre-application advice. Response received from planning officer Paul Visigah 5th April 2024.

It’s the applicant desire to construct an affordable modern energy efficient home that will consider surrounding structures, landforms, land cover, indigenous vegetation, and wildlife.

- 09 - Character Study Immediate Vicinity.

Abbey Mill Lodge. Roof - Pitched gable – concrete tiles. Dormer flat – glass fibre. Extensions flat – glass fibre. Walls - Painted render.

Stone Chimney.

Apertures - Upvc – White.

Rainwater Goods - Upvc – Black.

![A photograph of the existing property showing a white detached bungalow with an attached garage and surrounding garden area.](https://images.planningportal.im/2024/05/7021106.jpg)

![A photograph showing the existing white detached bungalow proposed for demolition, featuring a pitched roof, dormer window, and a garden area in the foreground.](https://images.planningportal.im/2024/05/7021107.jpg)

## That’ll Do.

![A street-level photograph showing an existing white two-story detached house on a corner plot with a slate roof, situated next to a stone building.](https://images.planningportal.im/2024/05/7021108.jpg)

![A street-level photograph showing a white residential building situated on a bend in a rural road, bordered by a stone wall and trees.](https://images.planningportal.im/2024/05/7021109.jpg)

Roof - Gable pitched – natural slate. Walls - Painted render. Stone to boundary. Apertures - Upvc – White.

## Rainwater Goods - Upvc – Black.

## Chapel.

![A street-level photograph of an existing stone building with arched windows, situated next to a road with green bins in the foreground.](https://images.planningportal.im/2024/05/7021110.jpg)

![A street-level photograph showing a rural road scene with a stone building on the right and stone walls on the left, likely depicting the site of the proposed demolition.](https://images.planningportal.im/2024/05/7021111.jpg)

Roof - Gable pitched – natural slate.

Contrasting ridge tiles.

Walls - Stone.

Render.

Apertures – Render infill.

## Rainwater Goods - Upvc – Black.

## Anns Cottage.

![A street-level photograph showing a long red brick building and an adjacent grey structure on Mill Road, with a van parked in front and a stone wall in the foreground.](https://images.planningportal.im/2024/05/7021112.jpg)

![A street-level photograph showing the existing long, orange-painted building on Mill Road, which is the subject of the proposed demolition and replacement application.](https://images.planningportal.im/2024/05/7021113.jpg)

Roof - Gable pitched – natural slate. Walls - Painted render. Stone to boundary. Apertures - Timber – Painted Rainwater Goods - Upvc – Painted.

## Abbey Church Buildings.

![A street-level photograph showing a stone church with a tall tower and a gated entrance, alongside a grey building and white railings along the roadside.](https://images.planningportal.im/2024/05/7021114.jpg)

![A photograph showing a stone building with a red arched door, likely a former chapel, situated next to a larger stone structure with a paved area in the foreground.](https://images.planningportal.im/2024/05/7021115.jpg)

Roof - Gable pitched – natural slate. Walls - Render. Stone. Stone to boundary. Apertures - Upvc – Brown.

Stained Glass.

## Mill Cottages.

![A street-level photograph showing a grey two-story detached house behind a stone wall and gate, with a black van parked in the driveway.](https://images.planningportal.im/2024/05/7021116.jpg)

![A photograph showing a white, two-story detached house situated in a rural setting with a grassy foreground and trees in the background.](https://images.planningportal.im/2024/05/7021117.jpg)

Roof - Gable pitched – clay / concrete tile. Walls - Painted render. Painted brick. Stone to boundary. Apertures - Upvc – White.

## Abbey Ford.

![A photograph showing a large detached brick house with a slate roof set back on a grassy slope, viewed through a stone wall and wooden gate.](https://images.planningportal.im/2024/05/7021118.jpg)

![A street-level photograph showing a large two-story brick detached house with a slate roof and a stone garage with a paved driveway.](https://images.planningportal.im/2024/05/7021119.jpg)

Roof - Hipped – natural slate. Walls - Brick. Stone. Stone to boundary. Apertures - Upvc – White.

## Rainwater Goods - Upvc – Black.

## Rushen Abbey Hotel.

![A photograph of a large white detached house with a slate roof, situated on a rural site with a paved driveway and parked car.](https://images.planningportal.im/2024/05/7021120.jpg)

![A street-level photograph showing a narrow rural road with a detached house on the left and a stream running alongside the road on the right.](https://images.planningportal.im/2024/05/7021121.jpg)

Roof - Hipped – natural slate. Walls - Rendered. Apertures - Timber – White. Rainwater Goods - Upvc – Black.

Abbey House.

Roof - Hipped – natural slate. Walls - Rendered. Apertures - Timber – Brown.

## Rainwater Goods - Upvc – Black.

- 10 - Design. - Drawings 23/11/03 Rev A & 23/11/04 Rev A.

Surrounding buildings Generally, of a rectangular form with either a gable or hipped roof; majority finished in a natural slate. Walls are stone or rendered. Apertures are rectangular with the majority having upvc windows.

Proposal

The character of the proposal has been developed using the above as the design criteria to help the design process and, evaluate the final aesthetics of the proposal.

The living space and large part of the roof area to the proposed dwelling have been designed to face south to maximise the advantageous merits of the sun.

Dwelling is to be highly insulated and will be well above current building regulation requirements, using SIPs structurally insulated panels, which in turn will reduce the carbon emissions released into the environment and reduce the occupant’s energy bills.

Roof – insulated proprietary truss roof / Floor – insulated concrete floor slab.

Size if building

The size of the building has been dictated by family requirements to accommodate younger family members living at home longer until they can step onto the housing ladder and elderly family members who may need support in the later part of life in a family environment.

Site

The proposed dwelling has been positioned to minimise affects on tree root systems and the felling of trees.

No change to either access.

Pathways and driveways to finished in a permeable gravel utilising a cellular confinement system providing natural drainage and a reliable tree root protection system where required.

Patio to finished in contrasting permeable pavers.

Storm water to be directed to new soak aways – percolation tests carried out.

Foul water to be directed to a non-electric sewage treatment unit and to discharge the cleaned wastewater to a soak away or a license to be obtained from DEFA to discharge to the Silver Burn River.

## 11 - Impact assessment and mitigation on surrounding properties.

That’ll Do.

Impact would be minimal if any – no mitigation.

Chapel.

Impact would be minimal if any – no mitigation.

Anns Cottage.

The first-floor terrace to the south facing elevation of the proposal has the potential to overlook the garden area of Anns Cottage. Mitigation proposal is to have 1.8m high privacy screen to that side of the terrace – noted on site plan & proposed dwelling drawings.

Abbey Church Buildings.

The proposal will be clearly seen from the Church Buildings but as the buildings are not residential, we feel the impact would be minimal. Mitigation proposal which has been agreed with the church warden is to erect a 1.8m high lollipop fence along the boundary wall of both sites – noted on site plan.

Mill Cottages.

The proposal will be clearly seen from the rear gardens Mill Cottages. Mitigation proposal would be to plant a low hedgerow and to be allowed to grow to a maximum height of 1.8m depending on the occupants of Mill Cottages preference.

Rushen Abbey Hotel.

Impact would be minimal if any – no mitigation.

Abbey House.

Impact would be minimal if any – no mitigation.

## 12 - Renewables & efficient use of energy.

It is proposed that the new dwelling will be fitted with underfloor heating throughout its entire footprint; hot water will be produced by means of either an air source heat pump or zero emission boiler both of which run on electricity.

Mechanical ventilation with heat recovery system to use to reduce the heating and cooling demands of the building. Solar panel system to harness the sun’s energy to generate useable electricity. Home charging point for an electric car.

## 13 - Out Buildings.

Greenhouse

- Drawing 23/11/05.

Summer House

- Drawing 23/11/06.

Workshop

- Drawing 23/11/07.

## 14 - Manx Roots - Aboricultural Impact Assessment.

Refer to Planning Application Documents:

- • Abbey Mill Lodge AIA Report (150224)
- • Abbey Mill Lodge ML Survey Data.
- • Drawing OTP – 120224
- • Drawing TI – 120224
- • Drawing TR – 120224
- • Drawing TS – 060723-DT
- • Drawing TS – 060723-G1
- • Drawing PP - 260424

## 15 - Flood Risk Management.

The site is an area of risk on the "interactive flood hub" map, it is at risk from "surface water" flooding. the actual building is zoned as "high likelihood".

The applicant would deem it sensible to incorporate mitigating measures as follows:

- • Finished floor level to be set at the same level taken from the middle of Bridge Road adjacent existing vehicular entrance - 24.480.
- • Minimum 300mm above site ground level.
- • Engineering brick laid up to dpc level.
- • Flood barrier to be fitted to all ground floor door apertures.

Flood barriers to be fitted to the doors such as nautilus 400 by floodstop-uk. (www.floodstop-uk.co.uk)

## 16 - Manx Bat Group – Survey Report Dated 13th February 2024.(Ecosystem Policy Officer – recommendations).

Impact Assessment.

There will be minimal impact on bats arising from the proposed works and mitigation is not necessary.

Recommendations to be followed:

Before the stable is to be removed the “Manx Bat Group” will be contacted to determine if it is necessary to implement an emergence survey to determine weather the stable is used by bats.

Any tree to be felled or have limbs removed will be inspected by an Arboriculturist qualified to survey trees for potential bat roost features.

One bat box to be fitted at high level to the tree line on both the northeast and southwest sides of the site. Advice will be sort from the “Manx Bat Group” at the appropriate time.

Two integrated nesting bricks suitable for swifts to be installed at high level on the north facing elevation – refer to drawing - 23/11/04 Rev A.

Two open front nest boxes suitable for species such as blackbirds, robins and wrens to be installed on the north elevation of two trees in the line of trees to the west of the site. Open fronted nest boxes to be erected before removal of trees – refer to drawing 23/11/03 Rev A.

External lighting scheme to be developed considering the following recommended measures and submitted to the planning department for approval.

- • using LED luminaires due to their sharp cut-off, lower intensity, good colour rendition and dimming capability,
- • using warm white spectrum lights (ideally <2700 kelvin) to reduce blue light component,
- • peak wavelengths higher than 550nm to avoid the component of light most disturbing to bats,
- • setting external security lighting on motion sensors and short timers,
- • luminaires should lack UV elements when manufactured.
- • avoiding uplighting,
- • avoiding use of metal halide, fluorescent sources.

## Abbey Mill Lodge – Applicants Conclusion.

The existing dwelling is in the applicant’s opinion of poor architectural form which can be clearly seen in the photographs contained in the planning statement and simply is a negative to the conservation area.

The applicant believes that whilst the proposal is larger than the existing property and positioned to the centre of the site, the proposal is an innovative, modern design of high quality both in terms of terms of design and materials harmonising with surrounding buildings in the vicinity and can only compliment the surroundings in the conservation area.

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*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/32532-malew-abbey-mill-lodge-replacement-demolition/documents/1064581*