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Application No.: 10/01115/GB Applicant: The Milntown Trust Proposal: Erection of a two storey vehicle exhibition building (In association with 10/01116/CON) Site Address: Land At The Rear Of Mill Cottage, Milntown Mansion, Glen Auldyn, Ramsey, Isle Of Man, IM7 2AB ### Considerations Case Officer: Mr. Chris Balmer Photo Taken: - Site Visit: - Expected Decision Level: - Planning Committee ### Written Representations ### Consultations Consultee: Highways Division Notes: Do not oppose Consultee: Lezayre Parish Commissioners Notes:** Approve
The proposal is before the Planning Committee as the proposed use is potential contrary to the land use designation.
The site represents the residential curtilage of Milntown Mansion, Glen Auldyn, Ramsey, which is a large detached property set within substantial grounds. The site is located on a corner plot with Lezayre Road to the north and Glen Auldyn Road to the west of the site.
The application seeks approval for the erection of a two storey vehicle exhibition building (In association with 10/01116/CON).
The proposed two storey detached building would be sited approximately 165 metres south-west of Milntown Mansion and south of a collection of properties (Mill, two dwellings and garaging) all being within the Milntown Estate.
Proposed is a sizeable building, with a width of 14 metres, a depth of 11.8 metres and a ridge height of 8.8 metres. The building would have a slate roof with a render and Manx stone finish.
7 December 2010 10/01115/GB Page 1 of 8
The applicants have indicated that the reason for the application is to provide a more appropriate facility to show a large collection of vintage motorcycles ( ), vintage cars ( ) and memorabilia. Further to these a number of members of the pubic have offered for their vintage vehicles to be shown.
Currently the vintage vehicles on site are stored in small, cramped conditions (existing flat roofed garages) which deny the pubic proper access to view the vehicles.
The proposal would provide a light and airy building suitable for housing the whole collection and would allow the general public full and safe access for viewing.
The applicants indicated that this proposal is part of the Milntown Trustees extensive planned programme of works to develop Milntown in an imaginative way to not only attract the Manx public, but also visitors to the Island. Milntown Estate already attracts visitors to its gardens and to the house, as well as the newly constructed cafe/restaurant. It is hoped the proposal will provide a new attraction appealing to a wide and varied audience.
Access to the proposal will be via the existing and proposed paths which run from the main house through the gardens to the application site.
The application site is within an area recognised as being an area of 'Low Density Housing in Parkland', under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; but is within an area zoned as High Landscape or Coastal Value and Scenic Significance. The property is also a Registered Building (nr 168).
Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:- "Environment Policy 2: The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register;
"RB/5: Alterations and Extensions In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
Registered Building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.
Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative affect upon the building's special interest as a result of several minor works which may individually seem of little consequence."
The following previous planning applications are considered relevant in the assessment and determination of this application:
Registered Building consent for the erection of a two storey vehicle exhibition building (In association with 10/01115/GB) Registered Building Nos. 168 - 10/01116/CON - PENDING CONSIDERATION
Registered Building consent for the creation of a storage building (in association with 10/01223/GB) Registered Building Nos. 168 - 10/01224/CON - APPROVED
Creation of a storage building (in association with 10/01224/CON) - 10/01223/GB - APPROVED Registered Building Consent for the erection of roadside signage at main entrance and rear exit (RB no 168 in association with 09/01205D) - 09/01206/CON - APPROVED
Registered Building consent for revised orchard paved area (In association with 09/00352/GB) Registered Building Nos. 168 - 09/00353/CON - APPROVED
Revised orchard paved area (In association with 09/00353/CON) - 09/00352/GB - APPROVED Registered Building Consent for the installation of car park lighting and creation of landscaped grass mounding to car park area (Registered Building no 168 in association with 08/02047GB) -08/02049/CON - APPROVED
Installation of car park lighting and creation of landscaped grass mounding to parking area (In association with 08/02049CON) - 08/02047/GB - APPROVED
Registered Building Consent for the construction of a meter cupboard (In association with 08/01192GB) - 08/01193/CON - APPROVED
Construction of a meter cupboard (Registered Building no 168 in association with 08/01193CON) 08/01192/GB - APPROVED
Registered Building Consent for alterations and extensions to existing house to create a restaurant, shop, public access and parking areas, including the demolition of existing lean to conservatory and internal alterations (Registered Building no 168, in association with 07/02155GB) - 07/02156/CON APPROVED
Alterations and extensions to existing house to create a restaurant, shop, public access and parking areas including the demolition of existing lean to conservatory (In association with 07/02156CON) 07/02155/GB - APPROVED
Registered Building Consent for the erection of a free standing security camera and mounting of a bronze wall plaque on exterior orchard wall (In association with 05/92198GB) - 05/92198/CON APPROVED
Erection of a free standing security camera and mounting of a bronze wall plaque on exterior orchard wall (In association with 05/92198CON) - 05/92198/GB - APPROVED
Location of commemorative plaque to elevation of Milntown House - 99/01100/GB - APPROVED
Lezayre Parish Commissioners:- "approved unanimous." Highways Division:- "Do not oppose has no traffic management, parking or road safety implication." The Authority has received no privately written representations objecting to the application.
As the property is a Registered Building (RB 168) the content of this application has been considered with particular regard to POLICY RB/5 ALTERATIONS AND EXTENSIONS as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man.
Proposed is the erection of a two storey vehicle exhibition building located within the former Mill Field, to the south west of the main house, behind Mill Cottage and adjacent to Glen Auldyn Road. The new facility will be accessed via a single lane that exits to the south west on to the Glen Auldyn Road.
The purpose of the proposal is to store the vintage collection of motor cars and motor cycles in a manner more accessible to the public and enthusiasts alike as at present, it is not possible to walk fully around and therefore fully appreciate the vehicles. The current storage of the historic vehicles is within relatively recent single storey flat roofed garages of limited architectural interest. It is understood that for the time being at least, these will be retained for use as workshops for the vintage motorcycles and cars.
The two storey building is constructed in rendered blockwork with a natural blue/black slate roof and softwood double glazed windows. The south facing frontage, which in this case faces up the slope away from the remainder of existing buildings, is finished in the Manx stone in order to reflect those existing buildings beyond.
Given the importance of the collection of these vehicles to the history of Milntown, the location of the new building, and its design and massing, it is not considered to be detrimental to the character of the Registered Building. The proposals are therefore considered acceptable.
Perhaps the starting point is the principle of the proposal. As indicated the site is zoned as being 'Low Density Housing in Parkland', under the Isle of Man Development Plan Order 1982.
There is no overriding policy that allows for new development for exhibition purposes, nevertheless such a facility, can be beneficial to members of the public and tourists alike.
Visiting the site, it is clear that the current storage buildings (two flat roofed garages) are totally inappropriate for the storage of high quality vintage vehicles, in terms for people viewing the vehicles and for the general storage due (poor insulation, dampness, no heating etc). Therefore, to preserve and display these vehicles, a new building is required to be built or converted to provide the appropriate conditions.
In terms of converting a building for the purposes for an exhibition area within the Milntown Estate, there is only the two/three storey mill building which is located 20 metres north of the application site. This building is currently used as a store (not open to public).
Whilst no detail has been submitted to indicate why the mill building could not be converted, the space needed to provide the required facilities and necessary alterations (structural/building regulations) means the mill is unlikely to accommodate the needs of the exhibition area. For this reason, it seems reasonable to conclude that to provide such a facility, a new building would be required.
There was initial concern that the proposal is a sizeable two storey building detached from the Milntown Mansion, and thus has the potential to be used as a single dwelling house or possibly other uses, which would not be acceptable.
It needs to be remembered that planning permission runs with the land and the building will remain long after the current Owners/Trustees cease to have an interest in the property. The long term use of the building must be a consideration in the determination of the application.
Consideration was given to providing the facility in a building of a more temporary character such as an agricultural or industrial type building. This would overcome the concern that in the future a request would be made to convert the building for residential purposes. However, the visual appearance of such a building within the grounds of a Registered Building would be undesirable and inappropriate in this attractive setting.
For these reasons, it was considered the type of building proposed (cavity walls \& finish) would be the most appropriate and in-keeping form of development.
The applicants have submitted a Covenant from the Will of Sir John Clive Leighton Edwards (last owner of the Milntown Estate). This states: "I further declare that the Milntown Trustees shall not permit nor themselves have any power to carry out any development of any part of the Milntown Estate which would involve the erection of any new building for sale letting or disposal."
Whilst this indicates that the proposed building could not be sold or let off, it does not prevent specific buildings being constructed, just that it would be required to be retained in the Milntown Estate control. Furthermore, covenants are not material planning matters, as they can be changed over time. Nevertheless, the covenant adds weight to the genuine intention of the applicant.
The applicants have also indicated what their long term plan is for the use of other existing buildings within the Milntown Estate, subject to the approval of this application. The smaller of the existing flat roofed garages will be used for the motorcycle repairs as well as repairs to garden machinery and for storing implements, tools and general machinery items which would be emptied from the existing mill building.
It is hoped to convert the larger of the garages (subject to planning and in the long term) to a garden shop (including alterations to improve appearance of flat roof) or some other horticultural related use involving plant propagation and sales because of its close proximity to the walled garden.
It is clear from works and facilities already undertaken (improvements to grounds, upkeep of walled garden, the expense of creating a new cafe/restaurant and continued upkeep of the Milntown Mansion) that the Trustees have a detailed planned programme to provide a visitor experience which will embrace the historic aspect of Milntown House as well as the gardens, vehicle collections and ultimately restored Mill building on the Estate which may include the re-instatement of the necessary stones and machinery to enable milling again be undertaken (all drive mechanisms and the wheel are still in place and in working order). The programmed also includes the opening up of parts of the house to the public after renovation and refurbishments have been undertaken (likely 2011 or 2012).
The proposal is seen to be a major piece of the plan for the continued planned growth of this tourist/visitor attraction, beneficial to the Isle of Man as a whole.
For these reasons, it is considered the type of building and the proposed use would be an acceptable form of development, beneficial to the Milntown Trustees, the long term future of the vintage vehicles and memorabilia and members of the public who will have the chance to view the exhibits in the exhibition centre.
In terms of the design, proportion and form the Conservation Officer has considered these matters and concluded the proposal would be an appropriate form of development within the Milntown Estate.
The front elevation (southern) would be the most viewed aspect by members of the public. This aspect has the highest level of finish and design detailing with the use of Manx Stone, natural slate and timber windows. The proposal appears as a traditional two storey Manx barn, albeit a full two storey height glazed window adds of a more contemporary feel to the building. Furthermore, there are large glazed windows within the north and east elevations to provide a substantial amount of natural lighting into the exhibition areas.
The proposal includes two double doors to the western elevation (ground floor and first floor) and a lift can be installed so that vehicles can be installed.
Overall, it is considered the design, proportion and form are all appropriate on this site and within the context of the Milntown Estate as a whole. The Conservation Officer has no objection to the proposal. Therefore, it is considered the proposal to be acceptable from a design perspective.
There was initial concern that the proposal would have an adverse impact upon the residential amenities of the property to the north which is 12 metres away. This dwelling is a traditional two storey Manx traditional farmhouse property which also falls within the Milntown Estate.
However, from visiting the site there is a substantial amount of landscaping between the dwelling and application site, which would prevent any views resulting in a loss of privacy or/and overbearing impact to warrant a refusal of this application.
In terms of the visual appearance of the proposal upon the visual amenities of the area, there was concern that the proposal being located adjacent to the Glen Auldyn Road (albeit the proposal at its
closest point would be 25 metres from road) which runs along the western boundary of the site, it would have a significant impact, increasing the amount of built development near the boundary.
However, visiting the site and walking along the Glen Auldyn Road to try to gain views of the site, it became clear that given the substantial and mature landscaping (trees, bushes and hedgerows) that any view would be significantly prevented if not screened totally. If views would occur during the autumn/winter months (leafless) then the amount of branches due to dense landscaping would still limit views.
For these reasons it is considered the proposal would not have an adverse impact upon the visual amenities when viewed from the Glen Auldyn Road to warrant a refusal.
Taking the Conservation Officer's comments into account, it is considered that the proposals would be appropriate. The exhibition building would have no impact upon the registered building, but nor would they have an impact upon the setting of the Registered Building or from the Glen Auldyn Road. In conclusion, it is recommended that the planning application be approved due to complying with RB/3 and RB/5 of Planning Policy Statement 1/01 and Environment Policy 32 and Environment Policy 2 of the Isle of Man Strategic Plan (June 2007).
Accordingly it is recommended the application be approved.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Lezayre Parish Commissioners The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted Date of Recommendation: 30.11.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal
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 erection of a two-storey vehicle exhibition building (In association with 10/01116/CON) as proposed in the submitted documents and drawings SM08/164/2/A and SM08/164/3/A as received on 7th July 2010, and
23rd
9th Dec 2010
I confirm that this decision has been made by the Planning Authority in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
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