**Document:** Groudle Glen Wheelhouse Planning Statement **Application:** 20/00434/B — Reconstruction of Wheelhouse And Waterwheel **Decision:** Permitted **Decision Date:** 2020-07-02 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/12966-braddan-groudle-glen-water-dwelling/documents/1310326 --- # Groudle Glen Wheelhouse Planning Statement ## Groudle Glen Wheelhouse and Waterwheel Planning Statement **Curtins Ref:** B075145-CUR-00-XX-RP-S-00001-V01-Planning Statement **Issue Date:** 27 March 2020 **Client Name:** MMD GPHC Ltd **Client Address:** The House of Sizers The Promenade Laxey Isle of Man IM4 7DB --- **Curtins Consulting Limited** **Vardar House** **101 St. Peter Street** **Bengal** **001 582** **Tel: 01606 604 585** **Email:** crcurtins@curtins.com **Web: www.curtins.com** --- **GIRLS & WHEELHOUSE - TRANSPORT PLANNING - ASSOCIATIONS, INTERNATIONAL LIMITED** **CURTINS, INC. - CONSERVATION & SERVICES - FINANCIAL, FINANCIAL, FINANCIAL** **Rimingham - Bristol - Cambridge - Cardiff - Douglas - Dublin - Edinburgh - Glasgow - Kirmish - Leeds - Liverpool - London - Manchester - Nottingham** This report has been prepared for the sole benefit, use, and information for the client. The liability of Curtins Consulting Limited with respect to the information contained in the report will not extend to any third party. [Table omitted in markdown export] ## Table of Contents Table of Contents ..... ii 1.0 Introduction ..... 4 2.0 Development ..... 5 3.0 Development Objectives ..... 5 4.0 Existing Site ..... 5 5.0 Design ..... 6 5.1 Wheelhouse ..... 6 5.2 Waterwheel and Sluice ..... 6 5.3 Site Levels ..... 6 6.0 Planning Considerations ..... 7 6.1 MUA ..... 7 6.2 DEFA Fisheries ..... 7 6.3 Trees ..... 7 6.4 Neighbours ..... 7 7.0 Photograph ..... 8 ## 1.0 Introduction Groudle Glen Wheelhouse and Waterwheel were constructed, we believe around 1896. We understand the waterwheel provided power for lighting and pumping water to the nearby hotel, in addition to providing a public scenic feature within Groudle Glen Repair and reconstruction of the wheelhouse and waterwheel has taken place since first construction, with changes to the appearance and materials of the original construction. The waterwheel has not turned since, we believe the early 2000s. In 2019, due to severe deterioration of the wheelhouse structure and waterwheel, demolition of the wheelhouse and dismantling of the waterwheel, was undertaken. A picture of the wheelhouse and waterwheel taken in 2016, included in section 5.0 of this Planning Statement. Onchan District Commissioners with community partner MMD GPHC Ltd based in Laxey, propose to reconstruct the wheelhouse and refurbish the existing waterwheel. It is proposed to reconstruct the wheelhouse with the same appearance as that of the wheelhouse, which was demolished in 2019 ( ie similar to the photograph included in section 5.0) and at the same location within the glen. It is proposed that the refurbished waterwheel will rotate, with the waterwheel driven by the river, from a new sluice. MMD GPHC Ltd are currently progressing refurbishment of the waterwheel in the UK. ## 2.0 Development The proposed development comprises; - - New wheelhouse and access walkway - Refurbished waterwheel - New sluice serving waterwheel #### 3.0 Development Objectives Onchan District Commissioners and Community Partner MMD GPHC Ltd aim is to reinstate a lost public scenic feature within Groudle Glen for the benefit of the community. #### 4.0 Existing Site The development is located within the steep sided valley of Groudle Glen at the side of the Groudle River. The previously demolished wheelhouse was supported on a beam stillage raised above the riverbed. The nearest existing properties to the site are located approximately 30 m away. A public footpath runs to the side of the development site. There is no vehicular access to the site. The glen is heavily wooded with trees, but existing trees are separated from the development site by the river and the public footpath, except for one tree, located approximately 2 m from the existing wheelhouse position refer photograph section 5.0. ## 5.0 Design #### 5.1 Wheelhouse The wheelhouse will not provide habitable accommodation. A walkway with a stair is proposed to provide access for maintenance to the wheelhouse and waterwheel. Public access will not be permitted to the wheelhouse and waterwheel. The external wheelhouse appearance is to incorporate; - - white render with black raised boarding - black boarded door - Opaque Perspex windows - Cedar shingle roof and fascia The above appearance is similar to the demolished wheelhouse. Access to the site is particularly difficult, hence it is proposed where possible, materials are to be of a type requiring minimal maintenance, so self-coloured render and PVC wood grained boarding are proposed. The access walkway and stair to be galvanised black painted steelwork with timber deck and stair treads No services are to be provided to the wheelhouse. #### 5.2 Waterwheel and Sluice The existing waterwheel is to be refurbished. Decayed timber and corroded metalwork to be replaced, bearings and axle to be renewed. A brake mechanism to be incorporated within the wheelhouse (not visible) The waterwheel to be painted red with black painted rims similar to the waterwheel prior to dismantling. The waterwheel is to operational with a new sluice to be designed to convey water to power the waterwheel. The sluice to be constructed with galvanised black painted steelwork with timber cladding. #### 5.3 Site Levels No changed to site levels are proposed for the development. ## 6.0 Planning Considerations #### 6.1 Mua Curtins, Onchan District Commissioners and MMD GPHC Ltd have met MUA's Malcolm Cowin to review the development with respect to flood risk. Malcolm Cowin confirmed no objection to the proposed development on the basis that as reconstruction of the existing, it did not increase flood risk. Taking account of the reconstruction nature of the development, non-habitable use and remote site from other development, a Flood Risk Assessment is not considered necessary. #### 6.2 DEFA Fisheries Curtins, Onchan District Commissioners and MMD GPHC Ltd have met DEFA's Brian Walmsley and discussed the works with DEFA's Karen Galtrass. Brian Walmsley and Karen Galtrass confirmed no objection to the proposed development and have agreed the works in the watercourse could be undertaken in the period Mid- June - September, subject to submission of suitable method statements #### 6.3 Trees The development is separated from trees by the river and public footpath and does not therefore Impact on existing trees. The one existing tree located approximately 2 m from the wheelhouse does not appear to represent a significant amenity, but can be retained, without any significant interference. #### 6.4 Neighbours Due to the remote nature of the site and negligible impact on neighbours, no consultation with neighbours has taken place. ## 7.0 Photograph ![A photograph showing a small white and black timber-framed building with a large red water wheel situated beside a stream in a wooded area.](https://images.planningportal.im/2020/04/7187427.jpg) ![A photograph showing a white and black timber-framed wheelhouse with a large wooden waterwheel situated beside a stream in a wooded area.](https://images.planningportal.im/2020/04/147551.jpg) ## Our Locations ### Birmingham 2 The Wharf Bridge Street Birmingham B1 2JS T. 01216434694 birmingham@curtins.com ### Bristol Quayside 40-58 Hatwell Road Bristol B58 4UQ T. 01173027560 bristol@curtins.com ### Cambridge 50 Cambridge Place Cambridge CB2 1NS T. 01223631799 cambridge@curtins.com ### Cardiff 3 Cwrt-y-Parc Earlswood Road Cardiff CF14 5GH T. 02920680900 cardiff@curtins.com ### Douglas Varley House 29-31 Duke Street Douglas Iale of Man IM1 2AZ T. 01624624585 douglas@curtins.com ### Dublin 39 Fitzwilliam Square Dublin 2 Ireland T. 0035315079447 dublin@curtins.com ### Edinburgh 1a Belford Road Edinburgh EH4 3BL T. 01312252175 edinburgh@curtins.com ### Glasgow Queens House 29 St Vincent Place Glasgow G1 2DT T. 01413198777 glasgow@curtins.com ### Kendal 28 Lowther Street Kendal Cumbria LA9 4DH T. 01539724823 kendal@curtins.com ### Leeds Rose Wharf Ground Floor Leeds LS9 8EE T. 01132748509 leeds@curtins.com ### Liverpool 51-55 Tithebam Street Liverpool L2 2SB T. 01517262000 liverpool@curtins.com ### London 40 Compton Street London EC1V 0BD T. 02073242240 london@curtins.com ### Manchester Merchant Exchange 17-19 Whitworth Street West Manchester M1 5WG T. 01612362394 manchester@curtins.com ### Nottingham 56 The Ropewalk Nottingham NG1 5DW T. 01159415551 nottingham@curtins.com --- *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/12966-braddan-groudle-glen-water-dwelling/documents/1310326*