**Document:** Planning Officer Report **Application:** 08/01706/B — Conversion of former mill building to a dwelling **Decision:** Permitted **Decision Date:** 2009-01-19 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/86758-st-johns-glen-moar-mill-conversion-dwelling/documents/1159194 --- # Planning Officer Report **Application No.:** ** 08/01706/B ** **Applicant:** ** Park Lane Leasing Ltd ** **Proposal:** ** Conversion of former mill building to a dwelling ** **Site Address:** ** - Glen Moar Mill - Glen Helen Road - Laurel Bank - St Johns - Isle Of Man - IM4 3NN --- ### Considerations **Case Officer:** Mr Steve Stanley ** **Photo Taken:** ** Delegated Decision Senior DC Officer ** **Site Visit:** ** Delegated Decision Senior DC Officer --- ### Written Representations - **Seacliffe Old Castletown Road** Ballaveare Braddan - **Interest expressed** - **Cronk Mooar Curragh Road** St Johns Isle Of Man - **Objects to the proposal** --- ### Consultations - **Consultee:** Highways Division - **Notes:** - **Consultee:** German Parish Commissioners - **Notes:** - **Consultee:** Inland Fisheries Development Manager - **Notes:** See comments below 29.12.08 - see below, - **Consultee:** Drainage Division - **Notes:** No objection subject to conditions --- ### Officer's Report #### The Site The site represents the Glen Moar Mill, Glen Moar, Glen Helen Road, Laurel Bank, German. The site includes a dwelling with two attached outbuildings which have until recently operated as tea rooms. The two outbuildings have a current approval for conversion to form two dwellings (PA 08/00966/B). --- 14 January 2009 08/01706/B Page 1 of 6 refers). The site also comprises a large area of hardstanding which abuts the main road and a stone mill building which is the subject of this application, both of which have until recently been used for the display of vehicles for sale. Prior to the use of the site for car sales, the site was used as a filling station. ## The Proposal This application seeks approval for the conversion of the mill building to form a dwelling. The mill building has until recently been used in connection with the used car sales business providing office and storage space. The application proposes to use the existing apertures on the principal elevations, which in this case are the front (northern elevation) and the side (eastern elevation), both of which can be viewed when passing the building on the adjacent highway. To the rear, additional windows would be installed, along with garage doors at ground level. A balcony would be installed and a single storey extension would be added which would be subordinate in scale to the existing building. A dormer window would be added towards the eastern end of the rear elevation. Three "Conservation" type roof lights would be installed in the roof of rear elevation. An existing single storey flat roof extension would be removed from the eastern elevation. The roof would be finished in dark natural slate and all windows would be softwood with a sliding sash method of opening. ### Planning History The site has been the subject of the following planning applications which are considered to be relevant to the assessment and determination of this application: PA96/01263/B sought approval for the extension to the existing garage forecourt. This was permitted. PA00/02263/A sought approval in principle for the conversion of the existing mill to four dwellings and the erection of six apartments/maisonettes. This was refused. PA02/00852/B sought approval for the conversion of the disused mill to a dwelling and the erection of a sales office. This application resulted in a split decision with the mill conversion being approved and the sales office building being refused. PA03/01403/B sought approval for the erection of a car sales office. This was permitted. PA03/01490/B sought approval for an amended scheme to convert the disused mill to a dwelling. This was permitted. PA08/00966/B sought approval for the conversion of the existing tea rooms to create two dwellings and siting of a gas storage tank. This was permitted. ### Representations The Department of Transport Highways Division has made no comment on this application. German Parish Commissioners have not commented on this application. The Department of Transport Drainage Division requests that a note be attached to any subsequent approval. The Department of Agriculture, Fisheries and Forestry do not object to this application but state that measures must be in place to minimise the risk of damage or disturbance to the river banks and river bed. The owner/occupier of Seacliffe, Ballaveare, Old Castletown Road, Braddan does not object to this application stating that the residential use would likely be more appropriate than the existing car sales use. The owner/occupier of Cronk Mooar, Curragh Road, St Johns objects to this application stating that the building should be preserved and used as a part of a "farming trail". The owner/occupier of Glebe Cottage, Kirk Maughold states that the water mill should be conserved commenting that no information relating to internal mill workings is given. ## Planning Status The application site is located within an area identified as being of High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order. Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered relevant in the assessment and determination of this application: General Policy 3, which states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: - (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); - (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); - (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; - (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); - (e) location-dependent development in connection with the working of minerals or the provision of necessary services; - (f) building and engineering operations which are essential for the conduct of agriculture or forestry; - (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and - (h) buildings or works required for interpretation of the countryside, its wildlife or heritage." Housing Policy 11, which states: "Conversion of existing rural buildings into dwellings may be permitted, but only where: - (a) redundancy for the original use can be established; - (b) the building is substantially intact and structurally capable of renovation; - (c) the building is of architectural, historic, or social interest; - (d) the building is large enough to form a satisfactory dwelling, either as it stands or with modest, subordinate extension which does not affect adversely the character or interest of the building; - (e) residential use would not be incompatible with adjoining established uses or, where appropriate, land-use zonings on the area plan; and - (f) the building is or can be provided with satisfactory services without unreasonable public expenditure. Such conversion must: - (a) where practicable and desirable, re-establish the original appearance of the building; and - (b) use the same materials as those in the existing building. Permission will not be given for the rebuilding of ruins or the erection of replacement buildings of similar, or even identical, form. Further extension of converted rural buildings will not usually be permitted, since this would lead to loss or reduction of the original interest and character." The building is not Registered and the site is not within a Conservation Area. ### Assessment The main issue to be considered in the assessment of this application are whether the proposed development would comply with Housing Policy 11 of the Isle of Man Strategic Plan 2007. The original use of the building as a water mill is considered to be redundant, with the building having been used as a garage and sales office for some time. The building is intact, having all walls standing to eaves level and retaining a complete roof. It is judged that the mill is of sufficient interest to warrant its retention and the building is large enough to form a satisfactory dwelling. The buildings to the east of the mill have approval to be converted to form dwellings and the approval of this application would render the car sales business obsolete. As such it is judged that a residential use would be compatible with adjacent land uses. The proposal would retain the existing character of the building as viewed from the highway and the alterations to the rear elevation would be sympathetic whilst allowing the building to be used as a dwelling. The proposed development would, it is considered result in an improvement over the existing use of the site as a car sales business, generating substantially less traffic movements to and from the site. The Department of Transport Highways Division has not commented on this application. It is judged that the application to convert the building to form a dwelling is acceptable when assessed against Housing Policy 11. The conversion proposed now is more sympathetic than that previously approved, having roof lights as opposed to dormer windows to the western side of the rear elevation. There are however some issues outstanding which should be controlled through condition should this application be approved. Firstly, the large expanse of hardstanding to the front of the mill is considered to be excessive to serve a dwelling and accordingly a condition should be attached requiring a comprehensive landscaping scheme to be submitted for approval prior to the commencement of works. Secondly, the application does not include a method statement of how the works proposed to the building are to be carried out so as to ensure that the structural integrity of the building is to be protected. As such it is considered that a condition should be attached to any subsequent approval requiring this information to be submitted prior to works commencing on site. Thirdly, there is no detailed information relating to the existing water wheel, although this is shown on the proposed plans and as such is to be retained. The water wheel adds to the character and interest of the building and as such details of how the water wheel is to be protected and restored should be required by condition. Subject to the above conditions along with other conditions, it is judged that this application is acceptable and accordingly it is recommended that this application be approved. ## Party Status It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: The Department of Transport Highways Division German Parish Commissioners The Department of Transport Drainage Division The Department of Agriculture, Fisheries and Forestry Accordingly the following parties are not granted Interested Party Status: The owner/occupier of Seacliffe, Ballaveare, Old Castletown Road, Braddan The owner/occupier of Cronk Mooar, Curragh Road, St Johns The owner/occupier of Glebe Cottage, Kirk Maughold ## Conditions and Notes for Approval / Reasons and Notes for Refusal C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to the conversion of the mill building to form a single dwelling with basement garage as shown by the plans and information 4385-01, 4385-03 REV C, 4385-05 REV B, 4385-06 REV B, 4385-09 and 4385-10 A received 2nd September 2008 and 4385-07 Rev B, 4385-08 Rev B and 4385-11 rev C received 15th December 2008. C 3. The roof(s) must be finished in dark natural slate. C 4. All new windows and doors must be painted softwood. C 5. All new windows must be vertical sliding sash with central vertical glazing bars. C 6. Prior to the commencement of works a comprehensive landscaping scheme must be submitted to and approved by the Planning Authority which indicates indigenous planting to the west of the mill. . C 7. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. C 8. Prior to the commencement of any works, a method statement composed by a qualified Structural Engineer must be submitted to and approved by the Planning Authority setting out how the structural integrity of the building is to be protected during works. No development shall take place subsequently except in accordance with the method statement so approved. C 9. Any repointing must be carried out using lime mortar. C 10. All existing stone work must be retained and not rendered or painted. C 11. Measures must be in place during construction works to minimise the risk of damage or disturbance to the river banks and river bed and to safeguard the watercourse from run-off and sedimentation. For further advice and guidance please contact Inland Fisheries Section of DAFF. C 12. All roof lights must be "Conservation" type. C 13. Prior to the commencement of works, a method statement detailing how the existing water wheel to the rear of the mill is to be retained and restored must be submitted to and approved by the Planning Authority. No development shall take place subsequently except in accordance with the method statement so approved. N 1. The applicant is advised that under section 35 of the Land Drainage Act 1934, written consent is required from the Department of Transport for any work carried out on any watercourses throughout the Island. It is strongly recommended that the applicant contact the Drainage Division before work commences on site to discuss the proposed work on the riverbanks. I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer) Decision Made : Permitted Date : Signed : Senior Planning Officer --- *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/86758-st-johns-glen-moar-mill-conversion-dwelling/documents/1159194*