17 September 2007 · Delegated - Director of Planning and Building Control (M. I. McCauley)
Ballacrosha House, Station Road, Ballaugh, Isle Of Man, IM7 5ej
The proposal sought permission to retain first floor railings on the southern elevation of Ballacrosha House, located on a prominent corner plot at Station Road and Ballaugh Bridge. The railings enclose a flat-roofed area over a utility room, sited directly on the boundary with neighbouring Brook Villa.
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The officer considered two main issues: overlooking and visual impact. The balcony is sited at first floor level directly on the boundary with Brook Villa, providing direct views into the front/side g…
Do not oppose / no objection
No objections
DOT Highways and Ballaugh Parish Commissioners raised no objections to the retention of first floor railings at Ballacrosha House; a private individual objected on privacy and visual amenity grounds; Jurby Parish referenced prior comments without specifying content.
Department of Transport, Highways Division
No ObjectionThe Highways Division of the Department of Transport has no views on this application. The application having been considered, the response is: Do not oppose
Ballaugh Parish Commissioners
No Objectionmy Commissioners have now considered the above proposed development, and have no objections thereto
Jurby Parish Commissioners
No Commentmy Commissioners do not wish to add to their previously submitted comments and views, but request that those comments and views are taken into consideration when the Appeal is held
The original application for retention of first floor railings (and window to door replacement) was refused by the Department due to loss of privacy to neighbouring Brook Villa and unacceptable visual impact on the street scene. The appellant argued the flat roof has historical use for viewing TT races, railings are essential for child and disabled relative safety, existing window already overlooks the neighbour, and Brook Villa is part-time occupied. The inspector, following a site visit, found the railings and enlarged door visually unacceptable in a prominent location and causing unacceptable overlooking of Brook Villa's lounge, garden and bedroom, despite part-time occupancy. The inspector recommended refusal, requiring removal of railings and reinstatement of the original window.
Precedent Value
This appeal shows inspectors prioritise visual character of elevations facing public roads and neighbour privacy over family safety arguments for balconies. Applicants should propose designs sympathetic to traditional buildings and mitigate overlooking, e.g., via screens or frosted glazing.
Inspector: John S Turner
