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Application No.: 07/01956/REM Applicant: Mr G G Boot Proposal: Reserved matters application to convert existing mill complex into a residential dwelling Site Address: Ballagarraghyn Mansion House Main Road Greeba Isle Of Man --- ### Considerations Case Officer: Miss S E Corlett Photo Taken: ______________________________ Site Visit: ______________________________ Expected Decision Level: Planning Committee --- ### Written Representations - 5 Rheast Mooar Close Ramsey Isle Of Man IM8 3LT Interest expressed --- ### Consultations Consultee: Drainage Division Notes: No objection Consultee: Highways Division Notes: Do not oppose Consultee: German Parish Commissioners Notes: No objection Consultee: Chief Fire Officer Notes: See notes 09.04.08 Same comments for amended plans Consultee: S.P.M.C. & E. Notes:** See notes --- 16 May 2008 07/01956/REM Page 1 of 5
The site defined in red represents a small part of the curtilage of Ballagarraghyn Mansion House which is situated on the northern side of the A1 Peel - Douglas Road just before Ballacraine. The site comprises a number of agricultural fields which stretch across both sides of the main road, and a group of buildings towards the A1: the group represents a piggery complex, the mansion house and a barn, mill and outbuildings to the east and south of the house. The site represents the mill to the east of the mansion house and a small area to the east to provide parking and amenity space. The site has been the subject of other applications for conversion of the complex (see below).
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as Woodland and an Area of High Landscape or Coastal Value and Scenic Significance.
Planning permission was refused under PA 88/1508 for the principle of 10 holiday units and leisure facilities and extension of existing dwelling
PA 02/0803 proposed the principle of conversion of the outbuildings to three dwellings and guest accommodation with garage, conservatories, erection of new garage and dwelling and extension to dwelling - refused on review
PA 04/0407 proposed the principle of the conversion of buildings to dwellings and was permitted on review. No approval was granted to the conversion of a fourth building (the beggar's cottage). This approval showed an extension on the southern side of the barn. A bat survey was required and also that the conversion of each of the buildings followed the provisions of Planning Circular 3/89. The application relating to the mill also required details of dealing with the mill race which could give rise to flooding and the mill wheel on the mill building must be retained. Advice from the Conservation Officer was recommended in respect to the treatment of the stonework and particular features of building A (the mill building).
PA 06/0487 proposed the conversion of the piggery complex into a dwelling and was permitted including the creation of a new access from the main drive to the piggery building which would extend to give access to the application building.
There is a concurrent application for the conversion of the barn (PA 07/1956).
Proposed now is the conversion of the mill to a dwelling. The approval in principle drawings showed no extensions to the building but the proposed plans show an extension on the southern side and a glazed porch on the eastern side. Planning Circular 3/89 which was referred to in the approval in principle contains a presumption against extension of buildings to be converted unless required by the Building Regulations. However, Strategic Plan Housing Policy 11 permits modest and subordinate extensions provided that such will not adversely affect the character or interest of the building.
Minimal changes to doors and windows are proposed - a new window in the western elevation of the ground floor is proposed and new one in the eastern elevation of the first floor. A bedroom/snug is proposed on the lower ground floor along with a living room and a second bedroom and kitchen/breakfast room proposed on the ground floor and two bedrooms on the first floor.
The extensions to the mill are more sympathetic than those shown for the barn conversion (PA 07/1955) and are finished in stone with a large glazed area, the sectional details of which should be provided before the window is installed.
The eastern elevation does not include the southern extensions.
The applicant has submitted further plans addressing the concerns raised above. These plans show a little more detail of the window and door pattern and a sectional drawing of the glazing and conservation style roof lights. They have also provided more information in respect of the mill race, which is known to flood at present although the ground floor level of the mill building is above the ground level and as such not at a risk of flooding. The mansion house is slightly lower than the mill and has been known to be affected by the surcharging of the mill race. The proposed culverting across the farm lane will provide protection for both the mill and the mansion.
REPRESENTATIONS
The Isle of Man Fire and Rescue Service recommend that the internal layout is unsafe.
The Manx Bat Group recommend that the existing building has no signs of occupation by bats but would provide an excellent roost site for them. They recommend when work should commence.
The Society for the Preservation of the Manx Countryside and Environment comment that the drawings are similarly basic compared with the application for the barn conversion but are pleased that the wheel is being retained and suggest that a condition should be attached to require this.
Isle of Man Water Authority recommend a note regarding water supplies. German Parish Commissioners indicate that they have no objection to the application. Department of Transport Drainage Division require the addition of conditions regarding the construction of bridges and spillways. Department of Transport Highways and Traffic Division indicate that they have no objection to the application.
ASSESSMENT
The proposal complies with the conditions of the approval in principle and proposes minimal changes to the building itself and being finished in stone, the extensions are not unsympathetic to the character of the building.
CONSERVATION OFFICER'S SUPPLEMENTARY REPORT:
Ballagarraghyn Mill is a former water mill and proposed here is its conversion to domestic use. The proposals in the main at least, respect the existing building, so the conversion of the building is acceptable. I am pleased that the scheme retains the Water Wheel and its mechanism as part of the works. This link with the building's past is an important facet of any scheme of this nature. The building has a series of minor extensions which in my opinion respect the form and former use of the Mill. I have some minor, detail comments about the proposals as follows:
Whilst the notation on the drawings states 'Heritage Style' roof lights, it is difficult to determine this from the proposed elevations. I therefore suggest that it be conditioned that the applicant provides further detail in respect of this item.
The existing windows in the property are simply framed, in a casement style. Those proposed are also simply framed, but again, the proposed elevations are a little too simplistic in their detail. I therefore suggest that it be conditioned that the applicant provides further detail in respect of this item.
16 May 2008
I note from the drawings that there is a section of additional stonework added to lift the buildings height. I therefore suggest that it be conditioned that the applicant provides a sample panel for approval in respect of this item.
RECOMMENDATION The application is recommend for approval. PARTY STATUS
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The Isle of Man Water Authority raise issues associated with the provision of a water supply, which are not material planning considerations and as such the Water Authority should not be afforded party status in this instance.
The points raised by the Isle of Man Fire and Rescue Service are the responsibility of the Building Regulations and as such this party should not be afforded party status in this instance.
Manx Bat Group are a specialist group who advise on matters which are material considerations in the consideration of this application and as such should be granted party status in this instance.
The Society for the Preservation of the Manx Countryside and Environment are not directly affected by this development and as such should not be afforded party status in this instance.
The Planning Committee approved the application at its meeting of 16th May, 2008, subject to the conditions recommended and an additional condition requiring the retention of the existing water wheel.
Recommendation Recommended Decision: Permitted Date of Recommendation: 24.04.2008 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
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to the conversion of the mill building to a dwelling as shown in drawings PA3, PA1, S1, PA4 all received on 19th October, 2007 and drawing PA2A received on 28th March, 2008.
16 May 2008
C 3. Further details of the proposed frame section of the windows must be submitted for consideration and approval by the Planning Authority, prior to the installation of any windows.
C 4. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval.)
C 5. The existing water wheel must be retained in situ as part of the proposed conversion. N 1. The applicant is recommended to consult the Fire and Rescue Service in respect of the internal layout which is considered to be unsafe.
N 2. For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949.
N 3. The applicant is advised to consult the Department of Transport Drainage Division in respect of any bridges and the proposed spillway.
Decision Made : Committee Meeting Date :
Application No. : 07/01956/REM Applicant: Mr G G Boot Proposal : Reserved matters application to convert existing mill complex into a residential dwelling Site Address: Ballagarraghyn Mansion House Main Road Greeba Isle Of Man
Case Officer : Miss S E Corlett Photo Taken : Site Visit : Expected Decision Level : Planning Committee
5 Rheast Mooar Close Ramsey Isle Of Man IM8 3LT Interest expressed
Consultee : Drainage Division Notes: No objection
Consultee : Highways Division Notes: Do not oppose
Consultee : German Parish Commissioners Notes: No objection
Consultee : Chief Fire Officer Notes: See notes 09.04 .08
Same comments for amended plans
Consultee : S.P.M.C. \& E. Notes: See notes
Consultee : IOM Water Authority Notes: Note received
The site defined in red represents a small part of the curtilage of Ballagarraghyn Mansion House which is situated on the northern side of the A1 Peel - Douglas Road just before Ballacraine. The site comprises a number of agricultural fields which stretch across both sides of the main road, and a group of buildings towards the A1: the group represents a piggery complex, the mansion house and a barn, mill and outbuildings to the east and south of the house. The site represents the mill to the east of the mansion house and a small area to the east to provide parking and amenity space. The site has been the subject of other applications for conversion of the complex (see below).
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as Woodland and an Area of High Landscape or Coastal Value and Scenic Significance.
Planning permission was refused under PA 88/1508 for the principle of 10 holiday units and leisure facilities and extension of existing dwelling
PA 02/0803 proposed the principle of conversion of the outbuildings to three dwellings and guest accommodation with garage, conservatories, erection of new garage and dwelling and extension to dwelling - refused on review
PA 04/0407 proposed the principle of the conversion of buildings to dwellings and was permitted on review. No approval was granted to the conversion of a fourth building (the beggar's cottage). This approval showed an extension on the southern side of the barn. A bat survey was required and also that the conversion of each of the buildings followed the provisions of Planning Circular 3/89. The application relating to the mill also required details of dealing with the mill race which could give rise to flooding and the mill wheel on the mill building must be retained. Advice from the Conservation Officer was recommended in respect to the treatment of the stonework and particular features of building A (the mill building).
PA 06/0487 proposed the conversion of the piggery complex into a dwelling and was permitted including the creation of a new access from the main drive to the piggery building which would extend to give access to the application building.
There is a concurrent application for the conversion of the barn (PA 07/1956).
Proposed now is the conversion of the mill to a dwelling. The approval in principle drawings showed no extensions to the building but the proposed plans show an extension on the southern side and a glazed porch on the eastern side. Planning Circular 3/89 which was referred to in the approval in principle contains a presumption against extension of buildings to be converted unless required by the Building Regulations. However, Strategic Plan Housing Policy 11 permits modest and subordinate extensions provided that such will not adversely affect the character or interest of the building.
Minimal changes to doors and windows are proposed - a new window in the western elevation of the ground floor is proposed and new one in the eastern elevation of the first floor. A bedroom/snug is proposed on the lower ground floor along with a living room and a second bedroom and kitchen/breakfast room proposed on the ground floor and two bedrooms on the first floor.
The extensions to the mill are more sympathetic than those shown for the barn conversion (PA 07/1955) and are finished in stone with a large glazed area, the sectional details of which should be provided before the window is installed.
The eastern elevation does not include the southern extensions.
The applicant has submitted further plans addressing the concerns raised above. These plans show a little more detail of the window and door pattern and a sectional drawing of the glazing and conservation style roof lights. They have also provided more information in respect of the mill race, which is known to flood at present although the ground floor level of the mill building is above the ground level and as such not at a risk of flooding. The mansion house is slightly lower than the mill and has been known to be affected by the surcharging of the mill race. The proposed culverting across the farm lane will provide protection for both the mill and the mansion.
The Isle of Man Fire and Rescue Service recommend that the internal layout is unsafe. The Manx Bat Group recommend that the existing building has no signs of occupation by bats but would provide an excellent roost site for them. They recommend when work should commence.
The Society for the Preservation of the Manx Countryside and Environment comment that the drawings are similarly basic compared with the application for the barn conversion but are pleased that the wheel is being retained and suggest that a condition should be attached to require this.
Isle of Man Water Authority recommend a note regarding water supplies. German Parish Commissioners indicate that they have no objection to the application. Department of Transport Drainage Division require the addition of conditions regarding the construction of bridges and spillways.
Department of Transport Highways and Traffic Division indicate that they have no objection to the application.
The proposal complies with the conditions of the approval in principle and proposes minimal changes to the building itself and being finished in stone, the extensions are not unsympathetic to the character of the building.
Ballagarraghyn Mill is a former water mill and proposed here is its conversion to domestic use. The proposals in the main at least, respect the existing building, so the conversion of the building is acceptable. I am pleased that the scheme retains the Water Wheel and its mechanism as part of the works. This link with the building's past is an important facet of any scheme of this nature. The building has a series of minor extensions which in my opinion respect the form and former use of the Mill. I have some minor, detail comments about the proposals as follows:
Whilst the notation on the drawings states 'Heritage Style' roof lights, it is difficult to determine this from the proposed elevations. I therefore suggest that it be conditioned that the applicant provides further detail in respect of this item.
The existing windows in the property are simply framed, in a casement style. Those proposed are also simply framed, but again, the proposed elevations are a little too simplistic in their detail. I
therefore suggest that it be conditioned that the applicant provides further detail in respect of this item.
I note from the drawings that there is a section of additional stonework added to lift the buildings height. I therefore suggest that it be conditioned that the applicant provides a sample panel for approval in respect of this item.
The application is recommend for approval.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The Isle of Man Water Authority raise issues associated with the provision of a water supply, which are not material planning considerations and as such the Water Authority should not be afforded party status in this instance.
The points raised by the Isle of Man Fire and Rescue Service are the responsibility of the Building Regulations and as such this party should not be afforded party status in this instance.
Manx Bat Group are a specialist group who advise on matters which are material considerations in the consideration of this application and as such should be granted party status in this instance.
The Society for the Preservation of the Manx Countryside and Environment are not directly affected by this development and as such should not be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 24.04.2008
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the conversion of the mill building to a dwelling as shown in drawings PA3, PA1, S1, PA4 all received on 19th October, 2007 and drawing PA2A received on 28th March, 2008.
C 3. Further details of the proposed frame section of the windows must be submitted for consideration and approval by the Planning Authority, prior to the installation of any windows.
C 4. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval.)
N 1 . The applicant is recommended to consult the Fire and Rescue Service in respect of the insternal layout which is considered to be unsafe.
N 2 . For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949.
N 3 . The applicant is advised to consult the Department of Transport Drainage Division in respect of any bridges and the proposed spilway.
Decision Made : Committee Meeting Date :
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