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Dains Mill and Kyle Building the Roaches Upper Hulme DAINS MILL AND KYLE BUILDING THE ROACHES UPPER HULME LEEK ST13 8TY PLANNING AND HERITAGE ASSESSMENT IN SUPPORT OF CHANGE OF USE AND EXTERNAL ELEVATION ALTERATIONS AND ANCILLARY BUILDINGS Date: 14th March 2021 Job No: Dains Mill & Kyle Building Ref: PowerHaus Consultancy The Stanley Building 7 Pancras Square London, N1C 4AG www.powerhausconsultancy.co.uk Disclaimer ***UPDATE*** This report has been produced by Powerhaus Consultancy (PHC) and is intended for the sole and exclusive use of the instructing client. The report shall not be distributed or made available to any third party or published, reproduced or referred to in any way without the prior knowledge and written consent of PHC. The report does not constitute advice to any third party and should not be relied upon as such. PHC accepts no liability or responsibility for any loss or damage to any third party arising from that party having relied upon the contents of the report in whole or in part. PLANNING AND HERITAGE ASSESSMENT JOB NO: DAINS MILL SITE ADDRESS: THE ROACHES, UPPER HULME, LEEK, ST13 8TY CONTENTS 1.0 INTRODUCTION, PLANNING HISTORY AND PROPOSALS .................................................... 2 2.0 NON DESIGNATED HERITAGE ASSET ASSESSMENT ........................................................... 7 3.0 PLANNING POLICY CONTEXT ................................................................................................ 12 Local Development FrameworK ............................................................................................. 12 4.0 JUSTIFICATION OF PROPOSED DEVELOPMENT FOR CONVERSION OF DAINS MILL WITH EXTERNAL ALTERATIONS ...................................................................................................... 14 i) Principle of Change of Use .............................................................................................. 14 ii) Conservation and Design ............................................................................................. 14 iii) Sustainability ................................................................................................................. 15 5.0 JUSTIFICATION OF PROPOSED DEVELOPMENT FOR CONVERSION OF KYLE BUILDING WITH ANCILLARY BUILDINGS AND EXTERNAL ALTERATIONS ................................................... 16 ii) Ancillary Outbuildings .................................................................................................. 16 iii) Conservation and Design ............................................................................................. 17 iv) Sustainability ................................................................................................................. 17 6.0 SUMMARY AND CONCLUSIONS ............................................................................................. 19 APPENDICES ....................................................................................................................................... 20 Appendix 1 – Site Location Plans Appendix 2 – Appeal Decision APP/Q5300/W/20/3245024 Longbourn Forty Hill Enfield EN2 9EU 4 February 2021 PLANNING, HERITAGE AND SUSTAINABILITY ASSESSMENT JOB NO: DAINS MILL & KYLE BUILDING SITE ADDRESS: THE ROACHES, UPPER HULME, LEEK, ST13 8TY 1 1.0 INTRODUCTION, PLANNING HISTORY AND PROPOSALS i) Introduction 1.1 This Planning and Heritage Assessment concerns Dains Mill and the associated Kyle building (grain drying store) at The Roaches, Upper Hulme, Leek, ST13 8TY. The location plans are attached at Appendix 1. Two separate planning applications have been submitted at the same time, which propose to bring into active and economic use these important local buildings that have had no use or maintenance for over 15 years. Neither building is formally listed, within a conservation area or within the defined Natural Zone of the Peak District National Park Authority (PDNPA), as set down in the Core Strategy (2011) and Development Management (2019) policies L1 or DMC2 respectively. 1.2 The Mill was carefully restored in 2004 and has never been used for any purpose since its successful restoration, including its fully functioning waterwheel. Dains Mill and its associated drying store (the Kyle) are considered to be non-designated heritage assets of local and regional significance.1 1.3 The infrastructure works to enable the use of the buildings for previously permitted holiday let or residential use have not been commissioned or invested in and still remain after all these years, an economically high hurdle in achieving the active and economic use of both buildings. The property currently has no electricity, water or sewerage facilities and due to its location outside of the main settlement of Upper Hulme, means that there is no cost effective way of connecting the buildings to any normal utilities in order to assist any effective occupation. 1.4 One of its former owners (Roger and Brian Ball), were the instigators of its restoration as a Mill building and have authorised the use of the Archaeological Report undertaken for the restoration. No services were included in this restoration project and the building is therefore a shell. It was restored as an agricultural building but was not brought into use. Permission was granted for holiday lets but was not brought into use. It was also subsequently granted permission for residential use and again was not brought into use. Both buildings are now deteriorating with damp penetration, doors and windows rotting, signs of forced entry and tiles slipping from the roofs. 1.5 The buildings cannot currently function for any use without implementing and investing in the high costs of connection to water, electricity and sewerage to enable the basic functions to exist, setting aside the additional costs of fitting it out and making the building water tight and efficient in energy use. 1.6 It did change hands again recently for residential use but was sold again quickly after purchase, probably after realisation of the significant costs to connect and convert the Mill to residential use. 1.7 It has recently been acquired privately. Two applications are submitted side by side to ensure a comprehensive proposal is presented to the PDNPA in terms of the proposed intentions for both properties. Essential to informing the proposals are the principles of conserving these non- designated heritage assets so that they can be enjoyed for their contribution to the quality of life of existing and future generations (NPPF para 184) that walk and pass by the Mill on a regular basis. The new owners consider themselves to be the next custodian of these important local buildings. 1.8 The proposals seek to sustain and enhance the significance of the heritage assets by putting them into viable uses consistent with their conservation. This will contribute to the social, cultural and environmental benefits of the importance of these buildings to the local community. The buildings signal the rural and agricultural character of the location and whilst no longer of benefit to corn milling or drying, the active use of the buildings, with the opportunity for the local community to visit and see the Mill in action, will give something back to the local community (see paragraph 1.30 below). 1.9 The history of the property reveals that parts of Dains Mill probably dates to the beginning of the 16th Century (footnote 1 above). It was in continuous use until 1946 when the then current owners’ grandfather, who occupied the mill at this time, was in hospital, a violent thunderstorm with very 1 Commercial Archaeology Heritage Statement – September 2017 PLANNING, HERITAGE AND SUSTAINABILITY ASSESSMENT JOB NO: DAINS MILL & KYLE BUILDING SITE ADDRESS: THE ROACHES, UPPER HULME, LEEK, ST13 8TY 2 heavy rain burst the dam around one of the ponds and as no-one was present to open the sluice gate and the mill was severely damaged (Captains Guide.co.uk). 1.10 Set out below is a brief summary of the planning history since. ii) Planning History 1.11 In February 2004, planning permission was granted to restore the mill (Reference NP/SM/1203/0923). It underwent an intensive programme of restoration funded by a grant and by private money provided by the then owners. The external fabric of the mill was restored in minute detail using original photographs, under the direction of the PDNPA, using the original building materials which had remained on site. 1.12 In Spring 2006, change of use of the mill was granted for holiday let (Reference NP/SM/0106/0032). The mill still had no internal infrastructure (electric, water and sewerage) and despite the then current owners seeking further grant monies, these did not materialise and the use was never implemented. 1.13 In January 2018, removal of the condition which restricted the use of the Mill for a holiday let was granted, allowing residential use (Reference: NP/SM/1017/1042). This use has not been implemented either. 1.14 Set out below is a summary of the two applications now submitted to the NPDA. iii) Proposals 1.15 Two separate but related planning applications have been submitted for: 1. Change of use of Mill to residential and/or holiday let with external alterations – Planning Portal Reference PP 09511428. 2. Change of use of Kyle to residential and/or holiday let, external alterations, ancillary buildings, and new gate – Planning Portal Reference PP 09511476. 1.16 The applicant is seeking a fluid use permission for each building. This is to enable the residential occupation of both buildings, whilst being able to let each building
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