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The application site is the junction of Mines Road and Main Road Foxdale and also includes the curtilage of Bridge house which is located on the southern side of the junction.
THE PROPOSAL This application seeks approval for the demolition of Bridge House to allow the widening of the mouth of the junction. This would improve visibility and increase the area available for vehicles to turn and pass one another.
Part of the existing footprint of Bridge House would be incorporated into the widened junction splay with the remaining area being block paved, on the other side of the junction, the existing pavement would be set back so as to widen the mouth of the junction further. A Manx stone wall would provide the boundary treatment on this side of the road and would match the existing.
The application includes a Planning Statement. This identifies that the road has a 30 mph speed limit and is a main route fro commuting traffic travelling between Castletown and the South and Ramsey in the North. The A24 leads to Douglas and provides local access to Foxdale Primary School. It is set out that the Department purchased Bridge House in January 2001 having concluded that the demolition of the building is essential to improving the junction. A structural report commissioned by the department confirms that the building can be demolished without undermining the adjacent attached property.
The geometry of the junction is stated as being sub-standard in terms of visibility, layout and pedestrian provision. This has likely been a factor in the accident history of the vicinity of the junction.
Four options have been considered including main road traffic calming and visibility improvements, revision of the T-junction arrangement, the introduction of a mini-roundabout and the installation of traffic signals.
The proposed option of demolishing Bridge House and revising the junction geometry. This would remove the need for large vehicles to encroach onto opposing traffic lanes and improve visibility in both directions, provide improved pavements.
The application site is located within an area identified as being predominantly residential use by the Foxdale Local Plan.
The site is marked by a symbol which identifies "Building(s) of Interest". Section 8 of the Foxdale Plan refers in more detail to "Registered Buildings and Features of Interest". Its sets out at 8.4 that "Several existing buildings and groups of buildings within the village, whilst not perhaps worthy of Registration in their own right remain largely unaltered and contribute greatly to the appearance and character of the village." It goes on to state that "Many of the properties alongside the A3 and the top end of Mines road are original structures: some, however have been subjected to unsympathetic alterations in terms of re-rendering, replacement window styles and materials, re-roofing in nontraditional materials, removal of mouldings and decorative stonework etc."
Paragraph 8.5 identifies that "Many buildings reflect the village's varied mining history: for example, Foxdale House (between 1842 and 1865, the residence of Senior Mine Captain, The Schoolmaster's residence, occupied in the mid-19th century by Captain Bawden Snr's son-in-law and daughter, William and Louisa Ann Pinder, and Rosehill (originally Lily Bank) occupied at the time by the second captain, Captain Edward Bawden Jnr."
Paragraph 8.8 sets out that "The former Miner's Co-op is understood to have been accommodated in what are now Whitehouse and Lilac Cottages."
The following are considered relevant to this proposal: Recommendation
"The Department of Local Government and the environment should prepare a report identifying and investigating those buildings which have played an important role in Foxdale's mining history. The report should include all those buildings identified in paragraphs 8.2 and 8.3 as well as the lines and features of the former shafts and existing mining structures and water courses. This, in turn will include a recommendation for appropriate buildings to be Registered."
"All of the buildings referred to in paragraphs 8.2-8.8 inclusive must as far as possible, retain their original features and appearance."
There have been no previous planning applications relating to this site.
The following representations have been received following the advertising period of the application: The owner/occupier of 2 Fir Cottages, Main Road, Foxdale does not object to improvements to the junction but does object to the demolition of Bridge House stating that this would represent the loss of part of Foxdale's heritage. Alternative road changes are set out in the letter.
The owner/occupier of Ivanhoe, Main Road does not object to the junction works but is concerned that existing on-street parking may be lost which would cause inconvenience and de-value properties. Following the submission of this representation, further correspondence has been received stating that they have been advised that no on-street parking is to be lost and as such they do not object to the application.
The Manx Electricity Authority has noted that there are overhead/underground cables close to or within the application site.
The owner/occupier of 4 the Clock Tower, East Foxdale Road, Foxdale has commented on the possibility of further roadway and pavement improvements at the bottom of Mines Road to help pedestrians, particularly school children.
The owner/occupier of 2 Glen View, South Cape, Laxey has commented on this application. Their comments may be summarised as concerns that as originally submitted the application did not include the demolition of Bride House in its description (the application has been re-advertised to correct this error). The importance of Bridge House is highlighted and concerns regarding the impact of its demolition are set out. If permitted, it is requested that a photographic survey be carried out prior to demolition.
The Highways Division has stated that it recommend that this application be approved as it will significantly improve visibility at this location and improve highway safety for all users.
Patrick Parish Commissioners have made no comment on this application.
The main issues to be assessed in the consideration of this application proposal are the impact of the development upon the surrounding area, impact upon adjacent properties, highway safety and impacts upon buildings of interest.
The proposal would provide much improved visibility at the junction whilst also allowing more turning and manoeuvring space to accommodate vehicles. The road is a main route and as such deals with a high level of traffic of all sizes.
As part of the proposal, it is proposed to demolish Bridge House, a historic building which forms part of a terrace of buildings which the Foxdale Local Plan identifies as being of interest.
It is clear that the application presents a conflict between highways safety and conservation objectives. When such circumstances arise, careful consideration must be made in assessing how much weight each material factor should be afforded.
Clearly the junction improvements would be of significant benefit to all highway users including pedestrians. The main benefits are set out as being substantial visibility improvements, a reduction in the speed of traffic and the prevention of larger vehicles from encroaching onto the opposite carriage way when turning. These benefits to highway safety are judged to give the proposal considerable weight.
Conversely, the removal of a building which is noted as being of interest as part of a group of buildings would be regrettable and would represent the erosion of part of the area's character. The Building Conservation Officer's assessment is set out below.
The mapping associated with the Foxdale Local Plan, Planning Circular 5/99, identifies the terrace within which this building as part of a group of buildings of interest. However, section 8 of the Plan, entitled 'Registered Buildings and features of interest', does not draw specific attention to this property. It should be noted however, that the Patrick Commissioners wrote to the Department on the 23rd January 2006 listing 'The Mines Bakery' (Tackle Box) which the Commissioners 'considers as being worthy of registration.'
The property in question is a two storey, end of terrace building of vernacular Victorian era design dating from the 1860's. The building is post 1868, as it does not appear on the Ordnance Survey first edition although it is noted that a significant amount of Foxdale's mine development took place after the Ordnance Survey. Built in the local stone, as evident by the gable facing on to Mine's Road, the front façade on to the A3 is rendered. The window pattern, specifically the ground floor window size and format which are suggestive of a former use as shops, is consistent with the property originally having been built as two properties although at some point in the recent past converted to one property. It is fair to say; that any original finishes or exterior detailing including one gable stack and the replacement uPVC windows, have long vanished.
In conclusion, the building is considered to be compromised by the recent alterations and loss of historic detailing and is regarded as not to be of sufficient architectural or historic interest to warrant retention. An opportunity should be taken for a full survey and photographic record of the building.
In weighing up the all of the issues, it is judged that on balance the improvement to highway safety should take priority over the loss of the building in question. A condition requiring a photographic record of the building to take place prior to its demolition is recommended.
| Consulttee: | Manx Electricity Authority |
| Notes: | see note 1 |
| Application No.: | 10/01602/B |
| Applicant: | Department Of Infrastructure Network Planning Section |
| Proposal: | Junction improvements including the demolition of Bridge House (Re-advertised due to correction to proposal description) |
| Site Address: | Main Road & Mines Road Foxdale Isle Of Man |
| READ BY C.B. FILE AWAY | |
| DEPARTMENT OFFICER ON FILE |
| Case Officer: | Chief Secretary's Office |
| Photo Taken: | |
| Site Visit: | Yes |
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The application site is the junction of Mines Road and Main Road Foxdale and also includes the curtilage of Bridge house which is located on the southern side of the junction.
This application seeks approval for the demolition of Bridge House to allow the widening of the mouth of the junction. This would improve visibility and increase the area available for vehicles to turn and pass one another.
Part of the existing footprint of Bridge House would be incorporated into the widened junction splay with the remaining area being block paved, on the other side of the junction, the existing pavement would be set back so as to widen the mouth of the junction further. A Manx stone wall would provide the boundary treatment on this side of the road and would match the existing.
The application includes a Planning Statement. This identifies that the road has a 30mph speed limit and is a main route fro commuting traffic travelling between Castletown and the South and Ramsey in the North. The A24 leads to Douglas and provides local access to Foxdale Primary School. It is set out that the Department purchased Bridge House in January 2001 having concluded that the demolition of the building is essential to improving the junction. A structural report commissioned by the department confirms that the building can be demolished without undermining the adjacent attached property.
The geometry of the junction is stated as being sub-standard in terms of visibility, layout and pedestrian provision. This has likely been a factor in the accident history of the vicinity of the junction.
Four options have been considered including main road traffic calming and visibility improvements, revision of the T-junction arrangement, the introduction of a mini-roundabout and the installation of traffic signals.
The proposed option of demolishing Bridge House and revising the junction geometry. This would remove the need for large vehicles to encroach onto opposing traffic lanes and improve visibility in both directions, provide improved pavements.
The application site is located within an area identified as being predominantly residential use by the Foxdale Local Plan.
The site is marked by a symbol which identifies "Building(s) of Interest". Section 8 of the Foxdale Plan refers in more detail to "Registered Buildings and Features of Interest". Its sets out at 8.4 that "Several existing buildings and groups of buildings within the village, whilst not perhaps worthy of Registration in their own right remain largely unaltered and contribute greatly to the appearance and character of the village." It goes on to state that "Many of the properties alongside the A3 and the top end of Mines road are original structures: some, however have been subjected to unsympathetic alterations in terms of re-rendering, replacement window styles and materials, re-roofing in non-traditional materials, removal of mouldings and decorative stonework etc."
Paragraph 8.5 identifies that "Many buildings reflect the village's varied mining history: for example, Foxdale House (between 1842 and 1865, the residence of Senior Mine Captain, The Schoolmaster's residence, occupied in the mid-19th century by Captain Bawden Snr's son-in-law and daughter, William and Louisa Ann Pinder, and Rosehill (originally Lily Bank) occupied at the time by the second captain, Captain Edward Bawden Jnr."
Paragraph 8.8 sets out that "The former Miner's Co-op is understood to have been accommodated in what are now Whitehouse and Lilac Cottages."
The following are considered relevant to this proposal:
14 February 2011
"The Department of Local Government and the environment should prepare a report identifying and investigating those buildings which have played an important role in Foxdale's mining history. The report should include all those buildings identified in paragraphs 8.2 and 8.3 as well as the lines and features of the former shafts and existing mining structures and water courses. This, in turn will include a recommendation for appropriate buildings to be Registered."
8.10 F/P/RB/2 - Policy "All of the buildings referred to in paragraphs 8.2-8.8 inclusive must as far as possible, retain their original features and appearance." PLANNING HISTORY There have been no previous planning applications relating to this site. REPRESENTATIONS The following representations have been received following the advertising period of the application:
The owner/occupier of 2 Fir Cottages, Main Road, Foxdale does not object to improvements to the junction but does object to the demolition of Bridge House stating that this would represent the loss of part of Foxdale's heritage. Alternative road changes are set out in the letter.
The owner/occupier of Ivanhoe, Main Road does not object to the junction works but is concerned that existing on-street parking may be lost which would cause inconvenience and de-value properties. Following the submission of this representation, further correspondence has been received stating that they have been advised that no on-street parking is to be lost and as such they do not object to the application.
The Manx Electricity Authority has noted that there are overhead/underground cables close to or within the application site.
The owner/occupier of 4 the Clock Tower, East Foxdale Road, Foxdale has commented on the possibility of further roadway and pavement improvements at the bottom of Mines Road to help pedestrians, particularly school children.
The owner/occupier of 2 Glen View, South Cape, Laxey has commented on this application. Their comments may be summarised as concerns that as originally submitted the application did not include the demolition of Bridge House in its description (the application has been re-advertised to correct this error). The importance of Bridge House is highlighted and concerns regarding the impact of its demolition are set out. If permitted, it is requested that a photographic survey be carried out prior to demolition.
The Highways Division has stated that it recommend that this application be approved as it will significantly improve visibility at this location and improve highway safety for all users.
Patrick Parish Commissioners have made no comment on this application.
The main issues to be assessed in the consideration of this application proposal are the impact of the development upon the surrounding area, impact upon adjacent properties, highway safety and impacts upon buildings of interest.
The proposal would provide much improved visibility at the junction whilst also allowing more turning and manoeuvring space to accommodate vehicles. The road is a main route and as such deals with a high level of traffic of all sizes.
14 February 2011
As part of the proposal, it is proposed to demolish Bridge House, a historic building which forms part of a terrace of buildings which the Foxdale Local Plan identifies as being of interest.
It is clear that the application presents a conflict between highways safety and conservation objectives. When such circumstances arise, careful consideration must be made in assessing how much weight each material factor should be afforded.
Clearly the junction improvements would be of significant benefit to all highway users including pedestrians. The main benefits are set out as being substantial visibility improvements, a reduction in the speed of traffic and the prevention of larger vehicles from encroaching onto the opposite carriage way when turning. These benefits to highway safety are judged to give the proposal considerable weight.
Conversely, the removal of a building which is noted as being of interest as part of a group of buildings would be regrettable and would represent the erosion of part of the area's character. The Building Conservation Officer's assessment is set out below.
The mapping associated with the Foxdale Local Plan, Planning Circular 5/99, identifies the terrace within which this building as part of a group of buildings of interest. However, section 8 of the Plan, entitled 'Registered Buildings and features of interest', does not draw specific attention to this property. It should be noted however, that the Patrick Commissioners wrote to the Department on the 23rd January 2006 listing 'The Mines Bakery' (Tackle Box) which the Commissioners 'considers as being worthy of registration.'
The property in question is a two storey, end of terrace building of vernacular Victorian era design dating from the 1860's. The building is post 1868, as it does not appear on the Ordnance Survey first edition although it is noted that a significant amount of Foxdale's mine development took place after the Ordnance Survey. Built in the local stone, as evident by the gable facing on to Mine's Road, the front façade on to the A3 is rendered. The window pattern, specifically the ground floor window size and format which are suggestive of a former use as shops, is consistent with the property originally having been built as two properties although at some point in the recent past converted to one property. It is fair to say; that any original finishes or exterior detailing including one gable stack and the replacement uPVC windows, have long vanished.
In conclusion, the building is considered to be compromised by the recent alterations and loss of historic detailing and is regarded as not to be of sufficient architectural or historic interest to warrant retention. An opportunity should be taken for a full survey and photographic record of the building.
In weighing up the all of the issues, it is judged that on balance the improvement to highway safety should take priority over the loss of the building in question. A condition requiring a photographic record of the building to take place prior to its demolition is recommended.
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