**Document:** APA Architects Planning Statement **Application:** 13/00869/B — Renovation and extension to former mill to create a dwelling **Decision:** Application Withdrawn **Decision Date:** 2013-09-16 **Parish:** Arbory **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/4682-colby-scholaby-mill-extension-dwelling/documents/1173198 --- # APA Architects Planning Statement Our Ref: 13/PH/877 15th July, 2013 Planning Statement & Architect's Statement on behalf of: Pauline Howell - Scholaby Mill, Ballakilpheric Road, Colby By Ashley Pettit RIBA PLANNING STATEMENT RECEIVED ON 22 JUL 2013 DEPARTMENT OF INFRASTRUCTURE ### Introduction It is estimated that Scholaby Mill was built in the early 1800's and used until the early-mid 1900's before subsequently falling into disrepair. It is notable for its split level design that allows the grain to enter on the first floor ready to be milled, as opposed to conventional mills where the grain would have to be carried up. It also made use of a double dam system to power the water wheel, this method allows for constant power through a constant supply of water. ### Planning History In 2007 an application for the Approval in principle to convert the mill into a dwelling was made (PA 07/00359/A) was submitted and approved. In 2009 a Reserved Matters application for reinstatement of residence and extension of track to mill Dwelling Adjacent to Scholaby Mill Ballakilpheric Road Colby Isle Of Man was made and approved. ### Present Application Previous applications significantly alter the external fabric of the existing building. In total five additional openings and two alterations to an opening have been made, thus altering the character of the mill. This application aims to preserve as much of the existing fabric as possible, therefore only one additional opening and one alteration to existing openings have been made. The application also aims to improve track access and parking on the site (see photos E-H, appendix 1). Ashley Pettit Architects James Place Victoria Road Douglas IM2 4HD Tel: 01624 624307 Fax: 01624 628854 www.apa-iom.com ## Planning Policy ### The Isle of Man Strategic Plan General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); Scholaby Mill is of historic interest to the local area. The book ‘The Industrial Archaeology of the Isle of Man’ describes the Mill in detail: “Among the better preserved farm mill buildings is that at Scholaby, SC 224707 GBM 24/110, which has been gutted and is now used as a machinery store. It is noteworthy for its very large double dam, which may possibly have supplied water to the washing floor of one of the adjacent mines, and the skilful way in which the building has been fitted to the difference in ground levels.” ![A scan of the book cover for 'Industrial Archaeology of The Isle of Man' featuring a stone mill and industrial machinery.](https://images.planningportal.im/2013/07/78806.jpg) The Industrial Archaeology of the Isle of Man. (1972) By L.S. Garrad, T.A. Bawden, J.K. Qualtrough and W.J. Scatchard Published by David & Charles: Newton Abbot The book goes on describe several other less important mill buildings before giving a full page to a plan of the Scholaby Mill that was surveyed at the time. Scholaby, Rushen Scholaby, Rushen, a typical farm mill (sketch plan from IA record card) Full page plan of Scholaby Mill showing both plans overlaid The Industrial Archaeology of the Isle of Man. (1972) (Page192) (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; ![A black and white architectural floor plan showing the layout of a building conversion with labels for windows, doors, and structural features like a wheel trough.](https://images.planningportal.im/2013/07/78807.jpg) The development is located on previously developed land where continued use of the site as a mill is clearly redundant. The redevelopment of the mill would reduce the impact of the current situation on the landscape where the mill presently appears as dilapidated and boarded up (see photos A-D, appendix 1). There is also no protection on the track on which the public right of way is located to the east of the building where there is a 8 ft drop (see photo B, appendix 1). (h) buildings or works required for interpretation of the countryside, its wildlife or heritage. The development aims to preserve as much of the built fabric of the Mill as possible, the inclusion of a water wheel to generate power would allow the former use and heritage of the building as a mill to be expressed. ### The previous planning approval accepts that conversion of the Mill to a residential dwelling is acceptable, with this in mind: Housing Policy 13: In the case of those rural dwellings which have lost their former residential use by abandonment, consideration will be given in the following circumstances to the formation of a dwelling by use of the remaining fabric and the addition of new fabric to replace that which has been lost. a) the building is substantially intact; this will involve there being at least three of the walls, standing up to eaves level and structurally capable of being retained; and b) there is an existing, usable track from the highway; and where a supply of fresh potable water and of electricity can be made available from existing services within the highway. This policy will not apply in National Heritage Areas (see Environment Policy 6). Permission will not be given for the use of buildings more ruinous than those in (a) above, or for the erection of replacement buildings. Extensions of dwellings formed in accordance with the above may be permitted if the extension is clearly subordinate to the original building (i.e. in terms of floor space (3) measured externally, the extension measures less than 50% of that of the original). The building is intact and structurally capable of being retained and reused. There is already an existing usable track and services can be made available in conjunction with renewable energy sources such as a water wheel and solar panels. The existing floor area of the building is 187 m2 and the proposed floor area would be 280.5 m2, adding just under 50% to the total floor area. ### Conclusion Scholaby Mill is structurally sound and adds to the character of the local area, therefore its reuse would be beneficial. The proposed development includes extensions which would allow much of the built fabric of the Mill to remain unchanged, these extensions would also allow the mill to make use of renewable energy resources, ensuring a low energy family home would be created. ### Architect’S Statement #### Introduction Ashley Pettit Architects were approached by Ms Howell of Mines Cottage, to create proposals for both the development of Scholaby Mill and Mines Cottage concurrently. The Mill is a large stone built mill that used to use a water wheel powered by a double dam system. #### Situation The Mill has a large opening onto first floor level that is northerly facing, there was once a water wheel on the west elevation by the river and the east elevation presently looks out onto a flat area roughly 8ft from the track above. The previous timber first floor has been removed at some point and the openings are currently boarded up. #### The Design The extensions aim to give a clear indication of what is old and new and preserve as much of the original fabric and character of the Mill as possible. An additional circulation volume has been added to be stone clad to match the existing. Naturally the stone would not be as aged as the original, giving a clear split between the old and new whilst respecting the character of the building. Further bedrooms would be located to the west with parking provision above. This part would only be visible from the private garden and would be timber clad with a mesh metal roof to add to the industrial aesthetic of the building and to read coherently with the nearby mine building (see photo C, appendix 1). This roof would also provide a suitable located for solar panels which would generate hot water to heat the building. The sunroom extension would again be timber clad with a metal mesh roof and would slot inside the existing built fabric. The form aims to match the existing character of the building with its steep pitched roof. ### Personal Circumstances. The client purchased the property, Scholaby Mill and Mines Cottage in 2008 with her partner. After renovating the Cottage they had hoped to begin work on the Mill and ultimately make it their home. However, their relationship subsequently broke up and the client is now not in a financial position to renovate the Mill, furthermore due to ill health is struggling to maintain the large amount of land associated with both properties. The client hopes to be able to renovate the Mill when finance is in place. ### Reasons for Development The client purchased Scholaby Mill and Mines Cottage with the hope to convert the mill into a dwelling in which to live. ### Sustainability The design aims to reintroduce waterpower into the future use of the building to create a low energy, sustainable family home. The mill pond would be reinstated and used to power a new water wheel associated with the Mill, this would be used to generate electricity for household use and also, in conjunction with solar hot water panels, located on the new south facing extension, to heat water In addition the house will be insulated to a high standard and large south facing windows in the sunroom will maximize solar gains. ### Summary The development aims to put back into use a derelict building of historical importance to the local area. The design aims to make use of water power once again to create a low energy family home. ## Appendices ![A photograph of a stone building, identified as a former mill, which is partially covered in ivy and surrounded by tall grass and trees.](https://images.planningportal.im/2013/07/78808.jpg) ![A photograph showing a stone building heavily overgrown with ivy and vegetation, likely the former mill mentioned in the application, situated in a rural setting.](https://images.planningportal.im/2013/07/78809.jpg) ### Appendix 1 #### Site Photos ![A photograph showing a rural field with tall grass and trees, featuring a small structure visible in the distance.](https://images.planningportal.im/2013/07/78810.jpg) Photo A (Private view) - View from South East where proposed garden would be located. Photo B (Public view only visible to pedestrians using the right of way along the track) - View from East showing a lack of protection from falling from the track above Photo C (Private view visible from the proposed entrance to the mine development) - This shows the close proximity and link between the two buildings Photo D (Public View from the track adjacent to Scholaby Mill) - This shows the Mill Pond, currently overgrown that it is proposed would be turned into a pond marsh with steps down to a viewing platform. Our Ref: 13/PH/877 15th July, 2013 Photo E (Public view only visible to pedestrians using the right of way along the track) - View from West showing the north elevation and existing track access. Photo F (Public view only visible to pedestrians using the right of way along the track) - View from East showing the north elevation and existing track access. Photo G (Public view only visible to pedestrians using the right of way along the track) - View down present access track to the Mill, the track is steep and the track and resulting parking area overly develops the land. It is proposed this track would be removed and grassed returning it to nature. Photo H (Public view only visible to pedestrians using the right of way along the track) - View from West showing existing track access. Ashley Pettit Architects James Place Victoria Road Douglas IM2 4HD Tel: 01624 624307 Fax: 01624 628854 www.apa-iom.com ![A low-resolution photograph showing a stone building, likely the former mill, partially obscured by large trees and overgrown vegetation in a rural setting.](https://images.planningportal.im/2013/07/78812.jpg) ![A photograph showing a stone building, likely the former mill, heavily overgrown with ivy and vegetation in a rural setting.](https://images.planningportal.im/2013/07/78813.jpg) ![A low-resolution photograph showing a grassy area with several mature trees and a path in the background, likely depicting the site or its immediate surroundings.](https://images.planningportal.im/2013/07/78814.jpg) [Table omitted in markdown export] [Table omitted in markdown export] --- *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/4682-colby-scholaby-mill-extension-dwelling/documents/1173198*