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Applicant No: 09/00862/A Applicant: Miss Sonya Bowness Proposal: Approval in principle to develop site to create a gift shop /tea rooms and off road parking Site Address: Fairy Bridge Ballaglonney Malew Isle of Man IM4 1ET
We purchased the above property nearly 14 years ago and since then the number of people stopping at the Bridge has increased exponentially. Originally I made a concerted effort to keep my garden private. I had several 'Private' signs made in both wood and then slate which were all stolen.
The Fairy Bridge is a major tourist attraction on the island, with souvenirs such as postcards, tea towels, cups, models and even Christmas cards. It can be found on the Government website with directions on how to get to the Bridge. The significance of the site is well established.
It has its place in Manx heritage and folklore and is indeed of historical value, of social value and interest.
The Fairy Bridge at Ballaglonney historically marked the boundary of Rushen Abbey land and crossing meant entering or leaving holy grounds. The local people were always superstitious about the bridge, and wouldn't even cross it after dark. This led to legends of pixies and sprites living there. Even to this day it is common knowledge that if you don't say "hello" to the little people something bad will happen! There is even a nursery rhyme sung in the local schools about it. I have attached a copy of the local nursery rhyme sung about the Fairy Bridge.
The Ballaglonney Fairy Bridge is famous throughout the world. The messages left by visitors are hopes and wishes from every continent. This place has a special place in the hearts of locals and visitors alike. I grew up here and recall how I viewed the bridge when I was younger. Not just children are enchanted by it. Many of the messages are left by adults!!
As I said, I originally tried to keep the garden private but I was fighting a losing battle. It was simply not possible for me to ignore the visitors any longer. Literally thousands of people flock to the bridge each year. It's a manx national treasure and currently a large number of guests go away disappointed. There are no facilities and the Bridge is littered with memorabilia and messages and is often just a mess. There have been several rounds of complaints on the Mannin Line as to the mess our visitors
leave at the Bridge. Some of the memorabilia being left is completely inappropriate. I have found bullets, actual live rounds left at the Bridge, a crack cocaine pipe and an urn containing someone's remains. Many locals have begun using the Bridge as a shrine to the dead, with wreathes and flowers becoming commonplace. This says a lot about how involved in the Manx culture the bridge is.
The importance of Fairy Bridge to locals was illustrated recently by the fact that just the application for planning made the front page of the local papers.
The tree that overhangs the Bridge has been badly vandalised with many people hammering copper coins into the tree itself. I actually caught a man standing on top of a land rover using a cordless drill to attach memorabilia to the tree recently.
In addition to that and despite my attempts with private signs, I constantly have people knocking at my door assuming that my home is a facility/amenity. It's not unusual - especially in the summer - for me to get up to people happily picnicking on my garden furniture or even once barbequing!!
I have had several film crews visit the Bridge, Mylene Klass, The Hairy Bikers, The Tweenies and Toyah Wilcox have all filmed there. We have also had several documentary makers, one in particular on celtic legends. I have had both Scottish and Chinese documentary film crews having a cup of tea in my kitchen.
The guests who come to Fairy Bridge currently park their cars along the main A5 road. The Bridge is adjacent to the A5 and children are daily standing in an area zoned as open speed limit. I saw a coach load of children from King Williams College standing in the road just weeks ago on a field trip. There is no foot path and in front of the Bridge they are actually on the road in the path of oncoming traffic.
Safety is currently a huge concern which needs to be addressed. One of the greatest benefits to this development will be safety. Currently cars line the road, especially in tourist season when it's often both sides of the road. The off road parking we have suggested later in the document would remove this hazard. Aside from the cars, adults and children stand on the road at the bridge.
In addition to this our visitors have taken to climbing the trees in my garden to attach memorabilia. There are bras and flags too high up for me to be able to climb up and remove them, even with my step ladder. This concerns me greatly, especially if an accident was to occur.
Having a designated place to leave messages and memorabilia within the development and keeping the visitors on the land, not the road, would remove several current safety concerns.
In terms of benefits to the Island itself, I believe that the local community value the heritage behind the bridge. Indeed both central government (The Dept of Tourism) and local government (Malew Commissioners) have written letters of support to the planning office stating that this development would be of benefit to the Island. I have also attached on-line evidence of both local and international support for the project.
Having a development to promote Fairy Bridge is certainly location dependant and in the current economic climate an argument can be made that boosting tourism within the Manx economy is provision of a necessary service. Once established this would also generate employment in the community. The Dept of Tourism is $100 \%$ behind the development.
With the situation being as it was I had two choices, to make the garden private with a fence for safety reasons or develop the site. The Bridge should be something magical that leaves visiting families delighted, not disappointed. That is what we propose to do. This was how we came to the decision to apply for the planning permission.
The site itself is currently private garden and has been so for more than 50 years. There is currently a shed which historically housed live stock and a large penned in area containing several troughs. There is a man made pond that is fed by an underground pipe from the Fairy Bridge stream (see attached) in order to aerate it and a small number of non productive apple trees. The boundary of the site has a large number of trees and a full survey is attached including photographs of each tree and notes pertaining to the current condition.
There is no current vehicular access but from the start of the Bridge the land has 79 metres frontage with sufficient space to add an additional lane along the road side before any turn in.
There are currently several gaps between the trees much larger than the 4.5 metre requirement. However to facilitate the off road parking we would propose to remove some small hawthorns (as shown on drawings) which would allow for an entry way of over 12 metres and an exit of over 10 metres
to facilitate safety. These trees are small enough that with a digger I could transplant them further along the site as part of the replanting scheme, as opposed to loosing them.
Please see the off road parking plan attached. The creation of an additional lane so that cars would be off the main road before turning into the site was suggested to me by the DOT. I have attached photographs showing the space that would be used for the lane which has already been partially tarmacked by the Highways board. I have also enclosed copies of the visibility splays for both directions from the edge of the A5.
The amount of the site dedicated to the development is shown on the attached plan. We have sited the building at such an angle as to minimise the line of sight for traffic travelling south adjacent to the site. We propose to build from either stone as is the existing cottage, or preferably cover the building in sedum or other greenery so that the rear walls and roof appear as green grass from the road. Sedum requires no maintenance and provides a natural haven for wildlife to flourish. Only the far side of the building would be glass and this would not be visible at all from the road.
The height of the building being across the car park will also minimise the view of the car park from the road. We would also propose to replant along the road side to replace the trees that have fallen in recent years to further minimise any alteration of the scene from the road.
We would also propose to prune a number of existing trees that are currently strangled by Ivy. Hopefully balancing the trees through pruning and killing off the Ivy will save a number of them that are currently dying. Several having lost limbs in the recent poor weather, and several have dead limbs currently hanging over the garden.
Hence we do not propose to adversely affect the character or appearance of the site. We want to emphasise the Bridge and its character and make a visit to it a special experience for adults as well as children.
The size of the building we have proposed and car park are consistent with a Tearooms/Giftshop to house 30 guests. 15 car parking spaces covers one space for every two guests plus one coach parking space. This size also allows for toilets, preparation, serving and seating areas for guests. Also cold storage, refuse storage, disabled access and fire exits, the Gift shop and storage behind it.
This still leaves plenty of room outside around the Bridge for the reason the visitors are there - to see the fairies. The bridge outside would need to be landscaped in such a way as to be something magical for the children.
If we were to obtain permission in principle a local architect would be employed and we would be open to any ideas the Dept of Planning, or Tourism would like to be included in the design.
In terms of the reasons for refusal at the original application stage, we have responded to the objections below:
R1) We believe the current planning laws allow for the development as they stand under the following sections:
General Policy 3 Exception G - Development recognised to be of national need where there is no reasonable alternative.
There is no reasonable alternative to the Fairy Bridge, we have already made our case as to its status. Also the current situation in terms of vandalism and safety are unacceptable.
Exception H - Buildings or works required for the interpretation of the countryside, its wildlife or heritage.
This development has only been requested as there was little other alternative due to the increase in visitors and the activity at and around the bridge. Its entire purpose would be to interpret the Bridge, which is definitely considered a part of our heritage here on the island. As K M Hawkins of the manx national heritage stated in her letter to planning, the Bridge can be considered to have "contemporary cultural interest because of its popularity as a tourist attraction".
It is not currently a tourist attraction, its private land, but this is a clear opportunity to actually make it so.
Environmental Policy 2 sections $A$ and $B$, the development would not harm the character or quality of the landscape - It would make it considerably nicer than the mess that is there at the moment. B, the location for the development is essential - which here it clearly is.
Business Policy 11 Strategic Policy 8 - States "Tourist development proposals will generally be permitted where they make use of existing built fabric of interest and quality".
The Fairy Bridge is one of the top tourist attractions on the island. This is despite there being no actual facilities there. We now know that the current situation at the Bridge is out of hand and dangerous, therefore this needs to be addressed. The government provide directions to it on their web site, yet there is nowhere for tourists to even stop without causing traffic hazards and putting themselves in danger.
R2) We have now provided a full tree survey for the site. R3) Safe access has been demonstrated in the off road parking plan provided.
A transport statement is attached as required by the DOT. More than enough space for required manouvering has been left to allow for vehicles including coaches to enter, park and leave the site. This is shown on the attached plan.
R4) A full plan of hard surfacing and buildings has now been provided along with the mitigating steps that would be taken to minimise any visual impact. Whilst we have never seen any frogs in the garden, we do not propose to remove the man made pond. Instead we propose to shape it, make it secure and add a number of aquatic plants to promote wildlife. I have had a number of recommendations for indiginous plant life for the development from Dr Philippa Tomlinson at the DAFF Wildlife and Conservation Division and we do intend to follow her advice. In short we would add to the ecology of the site, not detract from it.
In addition a flood risk assessment has been completed and is attached. The development we are proposing is on the same level as my home next door. I have lived in the house for nearly 14 years and I have never has any issues with flooding, even in 2002 when most of Castletown flooded I did not have any concerns. The flood risk assessment provided confirms this stance.
We would plan to use an industrial Klargester Biodisc system and reed bed to dispose of foul sewage.
Finally below is a list of potential attendees and witnesses for the hearing which I will also be attending:
Steve Karran - Surveyor / Adviser Simon Walton - Tree Surgeon Steve Dawson - Dept of Tourism Trevor Roberts - Sewage Advisor Terry McDonald - Legal Advisor Claire Bowness - Family Allen Bowness - Family
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