21 January 2009 · Acting Senior Planning Officer - Delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005
Cafe, Ballamenagh Road, Baldrine, Isle Of Man, IM4 6aq
The proposal was for a single-storey flat-roofed extension measuring 6.1m wide, 3.1m deep and 2.3m high to provide toilets (including disabled facilities) and storage at the rear of the existing pitched-roof cafe/terminus building associated with the Groudle Glen Railway, located in an open space area of high landscape…
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The officer report states the principle of an extension of this size is acceptable, but the flat roof design is not in keeping with the existing pitched roof building and would have an adverse visual …
Policy O/TRT/P/4 Onchan Local Plan 2000
Policy states: 'The Department will not oppose proposals for the improvement of facilities associated with either the Groudle Glen or Manx Electric Railways where these are appropriate in size, scale and appearance to their location and purpose.' The officer assessed the proposal acceptable in size and scale but failed on appearance due to the flat roof not matching the existing pitched roof or surrounding character, causing adverse visual impact in a high landscape/coastal value area.
Do not oppose
supported the application
supported the application
Highways Division and Lonan Parish Commissioners had no objection to the extension at Groudle Glen Railway café/terminus, while Victorian Society and a private historic building consultant objected strongly on design grounds relating to Victorian heritage incompatibility.
Key concern: flat roofed extension compounds incongruous design inappropriate to Victorian railway/seaside architecture
Victorian Society
ObjectionThe erection of a flat roofed extension compounds the incongruous state of affairs and by virtue of being on the landward side of the building is undoubtedly more likely to be seen by those using the railway or walking out on the headland.; strongly recommending that the building be clad in corrugated sheeting or the likes
Conditions requested: building be clad in corrugated sheeting or the likes to better resemble previous building and be more appropriate to Victorian railway/seaside architecture
Ian K Bleasdale, Glebe Cottage
ObjectionOn what is basically a Victorian Attraction, one would expect the building to have at least a modicum of Victorian embellishments. Some decorative bargeboards, fancy ridge cappings etc.; Does the Isle of Man have to be so horribly unimaginative, not to say, boring???? What happened to Railway architecture?
Highways Division
No ObjectionDo not oppose
Lonan Parish Commissioners
SupportLonnan Commissioners... indicate that they supported the application
Precedent Value
No inspector's decision available, so no clear lessons on what persuades inspectors. Appellant effectively structured arguments around policy compliance, site-specific concealment, functional need, and future enhancements.
