Loading document...
The site is part of the Cregg Mill which lies within the Silverdale complex, between the A3 Foxdale/Ballamodha Road and the A34 Phildraw Road. The complex accommodates a cafe, craft shop and restaurant within the mill buildings and in the open area surrounding them there is an equipped children's play area and boating lake and renowned water-powered merry-go-round.
The Cregg Mill is a three storey building, the ground floor of which is currently available as a function room. Access is available from the car park outside the building. The building is constructed from stone and has a variety of timber framed windows which either slide sideways or are fixed lights.
The building is old (built around 1724) and historically important in the context of the complex, the Silverburn and its link between the Silverdale area including the "pop works" where drinks used to be manufactured, and Rushen Abbey further to the south. All of this are is within the Silverdale Conservation Area.
The site is within an area designated on the Town and Country Planning (Development Plan) Order 1982 as Forestry Board Glen (a Woodland designation). On the draft Southern Area Plan which was published on 23rd October, 2009 the site lies within an area of Open Space within a wider area of Incised Slopes on the draft Landscape Character Areas where the following advice is provided: "Incised Slopes - Ballamodha - Landscape Character Area 2 - Ballamodha, Earystane, and St Mark's: This is a fairly resilient landscape which has accommodated incursions of modern built development without severe detriment. However, some of the larger-scale residential developments lack either the topographical setting or the groups of trees which might have mitigated their visual impact."
The draft Planning Policy Statement 2/09 - The Role of Landscape Character in Development states:
The overall strategy for the protection and enhancement of the Incised Slopes Landscape Character Type is to conserve and enhance: the remote and rural character; the relatively sparse settlement pattern of traditional hamlets and scattered farm buildings; the network of sunken and enclosed rural roads; and the substantial hedgerows and sod banks dividing irregularly-shaped pastoral fields. Key landscape planning considerations in relation to the protection and enhancement of this Landscape Character Type are as follows:-
The following applications have been submitted in respect of the Cregg Mill: PA 96/0348 - conversion of disused mill into craft centre - permitted PA 96/1155 - change of use from workshop to additional retail area - permitted PA 03/0608 - change of use of part of mill complex for storage of furniture - permitted PA 06/1982 - installation of CCTV - permitted PA 08/2035 - installation of railings to doorway - permitted PA 09/0032 - installation of two replacement windows and roof alterations - permitted PA 09/1952 - installation of replacement windows, doors and re-roofing works - permitted
Proposed now is the conversion of the ground floor into an ice cream making facility. Changes to the building are minimal - no external changes and the existing water wheel housing is to be retained. Mesh is to be applied to the inside of the windows as a requirement of Health and Safety.
Parking is available for the unit in association with the parking for the complex as a whole. A recent application for funding for a new car park off the A3 to replace the existing on street parking and the need to implement the approved car park scheme on the southern side of the Silverdale Road, proposed under PAs 95/1296 and PA 07/0870, the former of which was permitted and the latter refused. PA 98/0127 and PA 99/1395 proposed the creation of a car park on the field to the west of the former applications which were permitted - was refused by Tynwald.
The operators of the Craftworks Studio expresses concern that the proposed use is something more akin to a factory which would not be in keeping with the character of Silverdale.
The Highways and Traffic Division indicate that they do not oppose the application Malew Parish Commissioners wish to defer a decision pending a site visit. Following the site visit they now raise no objection to the application.
The building is of interest and its continued use is to be supported. The use as an ice cream making facility will attract visitors in accordance with the attraction of the complex as a whole, adding interest thereto.
The applicant has indicated that the proposal is not to relocate all of his existing business at Snugborough, which includes a wholesale food and distribution business which he currently operates from there. The ice cream which is manufactured on the premises will be distributed to the new unit which he has acquired. Collections will be before 10am and no delivery vehicles will be left on site. He clarifies that all the machinery is electrically powered with a low noise output. He has also clarified over the telephone that the existing space which is to be converted is not a function room and there will be no loss of existing operations at the Mill complex.
Whilst there is a concern that the use of the space for manufacturing is not appropriate for a touristbased site, there are some items whose manufacture is interesting to the public and can be a tourist attraction. Murano, for example, a series of islands off Venice, are renowned for their accommodation of glass making and are very popular with tourists to the area. Conversely, on the Island, there is a manufacturer of fudge who operates from Balthane Industrial Estate which is an area suitable for manufacturing but not a destination that is ever going to be popular or suitable for tourists. Tourists frequently purchase ice cream and the operation is on a very small scale and this distinguishes this proposal from other manufacturing processes whose location in the Silverdale complex would not be appropriate. The level and type of traffic associated with the proposed use is also likely to be appropriate to the location and the nature of the roads which serve it. The mill after all, was originally used for manufacturing.
The space is not currently used so there will be no loss of interest to the complex.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
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.
The operator of The Craftworks Studio is alongside the site and should be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 21.12.2010
C 1. The use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time.
C 2. This permission relates to the change of use of the existing ground floor area to the manufacture of ice cream as shown and described in drawings WL/10/1180/1, WL/10/1180/2 and WL/10/1180/3 all received on 12th November, 2010.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : Signed : Senior Planning Officer
Copyright in submitted documents remains with their authors. Request removal
