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The dwelling Ballaveg, Main Road, Ballaugh, is part of a row of two storey terraced properties which are located on the southern side of the Main Road and east of the Ballaugh Bridge.
The front boundary wall did comprise of a 1.2 metre high stone Manx wall, with 1.5 metre high pillars (approximately) as the majority of properties along this stretch of Main Road have as well.
The application site is within an area recognised as being an area of ‘white land’ not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, however is within an area zoned as High Landscape or Coastal Value and Scenic Significance.
Widening of vehicular access and driveway to front of property (01/02256/B) - 1 Chestnut Cottages, Main Road, Ballaugh – approved.
The application proposes the removal of section of front wall to provide vehicular access to paved front garden. The vehicular access and parking provisions would be for the applicant’s motorbike.
Ballaugh Parish Commissioners have objected to the application on the grounds that:-
It would be detrimental to the existing facade of Ballaveg and the adjoining and terraced dwellings. The existing front walls of these properties are traditional low Manx stone walls and to remove one of them would spoil the whole character of the area in the centre of the village.
Approval of this proposal would then lead to adjoining owners and occupiers applying for permission to remove the front walls of their properties which would then completely spoil the area.
Highways Division:-
Do not oppose
The owners and/or occupants of the Eary Veg have all objected to the planning application, which can be summarised as, the property has off road parking and a garage to the rear, not enough room to park a car, reversing would be dangerous, the removal of the wall has spoilt the appearance of the cottages.
The owners and/or occupants of The Lilacs have all objected to the planning application, which can be summarised as, the parking space is insufficient for a modern car, adequate space to the rear and highway safety matters.
The owners and/or occupants of the Glen View Cottage have all objected to the planning application, which can be summarised as has adequate space to the rear, the removal of the wall would be an interrupted and disfigured the appearance of the village and the extra entrance would cause a road hazard.
The owners and/or occupants of the Thie Coraige have all objected to the planning application, which can be summarised as, highway safety, proposed driveway unable to accommodate any size of car and the proposal would change the appearance of the row of cottages.
The owners and/or occupants of the Rose Villa have all objected to the planning application, which can be summarised as, highway safety issues, the removal has changed appearance of the street scene and the property has parking to the rear.
Material Planning Matters which need to be considered with the application include:-
The key issue in the assessment of this application is the impact on the character and appearance of the street scene. The majority of the properties along this stretch of Main Road have retained the existing stone Manx wall fronting onto Main Road. The properties Roslyn Cottage, Chestnut and Chestnut Cottage which have had the front boundary walls removed (only 1 Chestnut Cottage has received planning approval), in my opinion have adversely affected the character and appearance of the properties in the street scene to the detriment of the visual amenities of the locality.
The Planning Authority however, did granted an approval for the widening of the existing driveway at 1 Chestnut Cottages, Main Road, which resulted in the existing boundary wall being removed to create additional parking provisions. Whilst it could be argued that as 1 Chestnut Cottage has received an approval for the removal of their front wall, therefore this proposal should also be approved as it is in essence asking for a similar scheme, but I am of the opinion that the removal of the wall has significantly altered the character and appearance of the street scene, particularly of the row of terraced cottages (Ellan Vannin, Ballaveg, Rose Villa, Myrtle Villa and Lily Cott). The removal of the wall and creation of a hardstanding area for parking provisions has therefore adversely affected the character and appearance of the street scene to the detriment of the visual amenities of the locality.
The Department of Transport have not objected to the application as the proposed access would provide adequate visibility splays in either direction. The proposed parking provision is for a motorcycle only and therefore there is adequate space provided.
The demolition of the front boundary wall at Ballaveg, Main Road has significantly altered the character and appearance of the street scene and that of the property itself. I therefore consider the proposal does adversely affect the character and appearance of the street scene to the detriment of the visual amenities of the locality.
For these reasons the proposal would seem inappropriate in this location and therefore my recommendation is for a refusal.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Ballaugh Parish Commissioners Department of Transport Highways Division
Eary Veg The Lilacs
Recommended Decision: Refused
Date of Recommendation: 13.03.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1. The demolition of the front boundary wall at Ballaveg, Main Road has significant altered the character and appearance of the street scene and that of the property itself. ~~Therefore~~ I therefore considered the proposal does adversely affect the character and appearance of the street scene to the detriment of the visual amenities of the locality.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Refused Date : 20/2/07
Signed : M. I. McCauley Director of Planning and Building Control
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