Back in April 2012, the MER Society submitted a carefully considered objection to Planning Application 12/00514B Laxey Station. Our objection - which was to be ignored - is reproduced below.
If only its content had been heeded, today's public outcry would have been avoided, public money saved, and a place people knew and loved - preserved.
MANX ELECTRIC RAILWAY SOCIETY
P. O. BOX 117, DOUGLAS, ISLE OF MAN, IM99 1JS
Registered Charity (IOM) No. 276
Website www.mers.org.im e-mail: [email protected]
Planning and Building Control Division
First Floor
Murray House
Mount Havelock
Douglas
Isle of Man IM1 2SF
April 26th, 2012
PLANNING APPLICATION 12/00514B LAXEY STATION
Appended herewith please find the submissions of the Manx Electric Railway Society with regard to the above application. We would be grateful if the submissions together with this letter could be placed before the Planning Committee.
The Manx Electric Railway Society has been accepted as an interested party with regard to planning applications in the past, in particular in Laxey station.
The Manx Electric Railway Society is registered as a charity in the Isle of Man and will celebrate its fortieth birthday next year. Its prime function is to promote interest in and for the continued retention, operation and development of the Manx Electric & Snaefell Mountain Railways, whilst taking steps to ensure the preservation of trams, other artifacts and aspects associated with Manx tramways. We have provided information, support and ideas for the system, notably the successful 'Year of Railways' campaign and have vigorously campaigned when there has been a real threat to the existence of the line, tramcars, ambiance and appearance of the tramway.
As an inherently Manx organization concerned to maintain the unique heritage asset comprised in the Manx Electric & Snaefell Mountain railways (bringing a substantial tourist benefit to the Manx economy) we are fortunate to have world-wide support in representing the opinions both of transport enthusiasts and those concerned about the future of the line.
It should be plainly stated here that the Manx Electric Railway is an exceptional survivor from 1893, the very dawn of electric traction. The line retains its original style, its original route – completed in 1899, some 113 years ago. No other tram line anywhere retains its original fleet of trams in daily service. The line is therefore a magnet to enthusiasts to whom it is a world heritage site without compare anywhere. They come to the Isle of Man and spend their money here, attracted by the fact that this is the only place in the world that genuine vintage electric trams can be ridden on and photographed against an authentic and historical background.
Left unchecked these planning proposals will destroy the fulcrum of that priceless and unique heritage, Laxey Station forever for no planning gain whatsoever.
Aside from the interests of the so called enthusiast community, Laxey Station has been acknowledged (by inclusion in the Conservation Area) for many years as a uniquely Manx symbol of tradition. To insert modern furniture, modern catenary, modern lighting poles, modern flooring, and hideous modern lighting will destroy the charm of the place and deny future generations of Manx people and the visiting public the subtle pleasures presently and traditionally available.
One is reminded of the words of the song "they paved Paradise and put up a parking lot". If this development is permitted to go ahead unchecked, perhaps we should make it our National Anthem.
Yours faithfully
Secretary, Manx Electric Railway Society
1. The significance of the Manx Electric Railway Station in Laxey is immense. This is the only surviving principal station on the line which has remained largely unchanged for over 100 years. The context of Derby Castle Station has effectively been ruined by the development and subsequent destruction of Summerland. Ramsey Station was re-built in the 1960's and is now proposed (as part of Ramsey Regeneration) to be obliterated utterly. Only Laxey Station remains as the "Jewel in the Crown" of a ride on the MER, a fact that has been recognised for some years by its inclusion within the Laxey Conservation Area.
2. The importance of Laxey station as a tourist attraction cannot be under-estimated. It is the point of change for visitors to Snaefell and the Laxey wheels and is visited by many thousands of people every year. It is an icon of Manx charm and Manx culture. It is visited by innumerable railway and tramway enthusiasts who use it as an essential backdrop for photography. Laxey is the only location which is relatively unchanged and where the photographer can be sure a tram will have to stop. Enthusiasts come to Laxey in Large numbers to photograph 120 year old tram cars in an authentic setting, something which the Conservation Area is there to protect.
3. If the character of Laxey Station is undermined by the Isle of Man Government, the word is likely to go out amongst the enthusiast community all over the world. This is likely to result in adverse publicity which will reduce and undermine our "brand".
4. The charm of Laxey Station is its timelessness, a charm which has thus far only been superficially undermined by the dumping of a skip by a Government Department, inappropriate parking of road vehicles, the use of excessive modern signage and so-on. The modern intrusions to date are reversible and it is the sincere hope of the Manx Electric Railway Society that the proposed overhaul at Laxey be seen as an opportunity to restore some of the ambience that has been lost instead of undermining the charm of the station still further.
5. Whilst the Manx Electric Railway Society accepts the proposed new track layout and the general desire to improve safety, we consider that certain of the details of these proposals are wholly un-necessary, inappropriate and such as to undermine the unique character of the Station, whilst others are so ill defined that they require specific conditions to be attached to any planning consent so as to preserve the context of the Station for future generations. A number of aspects of this application are un-necessary, expensive and undermine the context of the Conservation Area and the Station in particular. They will be repugnant to enthusiasts and amount to "Gilding the Lilly".
6. The conclusion of the Planning Statement prepared by Dalrymple Associates (Para.9.01) "The proposals aim to enhance the existing character of this part of the Laxey Conservation Area, while seeking to control pedestrian movement in the Station by the use of texture and surface material in a manner which recognises the historic significance of the railway and its immediate surroundings." It is submitted the extent to which this assertion is true is clearly indicated by the modernistic "off the peg" street furniture proposed by Dalrymple for installation in Laxey Station. Laxey Station is incapable of being enhanced by the likes of Messrs Dalrymple. It is submitted it needs to be saved from such artificial "improvement".
7. The Manx Electric Railway Society respectfully submits that the Dalrymple proposals require careful analysis with regard to the following aspects, lest the baby be thrown out with the bath water.;
7.1. The erection of new "power supply poles" (traction poles).
7.2. Lighting.
7.3. Resurfacing.
7.4. Street furniture.
7.5. The un-necessary insertion of a hatchet shaped pedestrian walkway leading across the tracks to the proposed "Town Square" with consequent loss of trees.
7.6. The removal of interlaced tracks.
8. Dealing with the matters set out at Para.7 above in turn;
8.1. Erection of new traction poles. The present poles are of ancient design, are painted green and are frequently topped with finials. A number carry light fittings which are derived from the original lighting fitted in the 1900's. The Manx Electric Railway Society makes the following submissions with regard to traction poles;
8.1.1. Where possible the original poles (these are historical artefacts essential to the context of the tramway) should be retained in position, or, if necessary re-sited.
8.1.2. There is no suggestion in the application of what the new poles will be like. Any new traction poles should be of a style such as to reflect the traditions of the Manx Electric Railway and therefore be such as would not stand out in the station as it presently is.
8.1.3. The colour green should be maintained for the traction poles and associated equipment. (This is a legitimate concern, since the Department has generally ceased to paint traction poles elsewhere on the line, to do so here would materially affect the conservation area.)
8.1.4. We submit (see below) that the proposals for lighting the station are wholly inappropriate. Traditionally the traction poles have been used for lighting the station and this should continue.
8.2. Lighting. Dalrymple seek to recognise the historic significance of Laxey Station by the insertion of LED pole mounted lights (a picture of which on their drawing shows a wholly modernistic and inappropriate design for the housing of this equipment), LED "ground lights", LED "down lights", and a particularly modernistic concept "LED arbour mounted light chain. Further the small print on one of the plans proposes an LED floodlight shining on the Station Roof and the hapless station huts. The Manx Electric Railway Society submits in this regard that;
8.2.1. There is no need for any improvement in the lighting in the station. It is rare for electric trams to move in the station at night and when they do the people visiting the station and riding on the electric cars are there precisely to catch the old world atmosphere; this is not Brixton, there is no need for modern security style lighting. The use of such lighting will destroy the night time charm of the station utterly. The clattering of a well lit tram in an otherwise gloomy Laxey Station is the best protection a pedestrian can have. Because trams rarely use the station in the hours of darkness there is no substantial health and safety issue such as to necessitate LED lighting after dark.
8.2.2. It is clear from the plans that extra pole mounted lights of modern design are proposed in the station. We submit that this is an un-necessary development which will undermine the character of the station and the Conservation Area in general.
8.2.3. LED route-markers following the route to the town square are un-necessary and inappropriate in the context of the station and the Conservation Area. They will be a major nuisance to photographers (probably the only people there when a tram is in the station at night). Further, at night there will be little incentive for anyone to visit the so called town Square. This is overkill.
8.2.4. Similarly with regard to strip lighting on the steps down from the Town Square. These are un-necessary and such lighting will only serve to encourage visitation by youths in the hours of darkness, something contrary to the interests of security.
8.2.5. The proposal to floodlight the station roof and those of the huts will be unwelcome by enthusiasts as an un-necessary variation in the appearance of the station such as to undermine its photographic character. It additionally amounts to costly and un-necessary light pollution.
8.2.6. The only lighting necessary in Laxey Station is what we presently have; conventional bulbs set on the traction poles. The commissioning of some authentic looking replicas of the original lamps is the appropriate thing to do here and any grant of planning permission should provide for the retention of characteristic lighting such as to maintain the "feel" of the station at night.
8.3. Resurfacing. It is proposed (Para 5.5 of the Dalrymple Planning Statement) that "in order to maintain the traditional open aspect of the station area, it is considered important that the guiding of pedestrians is not facilitated by the introduction of vertical elements such as bollards and fences but that this be provided by ground texture and that areas of no access be defined by appropriate deterrent paving" emphasis added. The Manx Electric Railway Society submits as follows;
8.3.1. No clear indication is given as to the kind of surfacing proposed;
8.3.1.1. There is an oblique reference to stone paving. This is wholly inappropriate and out of character in Laxey Station and elsewhere on the MER.
8.3.2. This proposal even if implemented alone has the capability of destroying the entire traditional context of Laxey Station and that part of the Conservation Area. This part of the application requires particular scrutiny and steps should be taken to impose specific conditions as to the materials used lest we find a new and unrecognisable Laxey Station that would be more at home on the Manchester Metro line.
8.3.3. "Appropriate deterrent paving" has the capacity to be highly dangerous in the context of Laxey Station; as mentioned above, the Station is a favourite location for photographers who are there to photograph the trams, frequently from the front; frequently as the trams are coming towards them. Deterrent paving is generally such as to increase the risk of slippage, especially in wet conditions. The Department has a duty of care which extends to camera wielding enthusiasts and will be sued if it has by the negligent installation of what in its own planning application is described as "deterrent paving", caused some hapless enthusiast to slip under the wheels of a tram.
8.3.4. Nowhere on the Manx Electric Railway is there any tradition of use of cobbles or paving of any sort around the tracks. Terra Cotta style paving has been inappropriately introduced at a number of wayside halts in recent years and steps need to be taken in responding to this planning application to ensure that the floor surface has an appearance approximate to that which is there now; otherwise the character of the Conservation Area will be undermined. From the layout plans provided by Dalrymple the proposals will include a total transformation of the surface on 80 per cent of the track which appears to be of a different character from the surface elsewhere in the station. This will wholly change the character of this unique location inside the Laxey Conservation Area.
8.3.5. It is submitted that risk from trams in Laxey will be diminished by the proposals (which we do not oppose) for the ceasing of rolling shunting of trailers in Laxey Station (as per the recommendation of the Railway Inspector), and the removal of a number of sets of points, together with the construction of the proposed picket fence by the public house. "Deterrent paving" is overkill, is un-necessary and (as set out above) may have the very opposite consequence to the improvement of safety which purportedly justifies it.
8.4. Street Furniture. Dalrymple treat us to a vision of the sort of seating that they consider appropriate for the historic context of Laxey station together with their idea of bicycle stands (made they assure us in 316 grade stainless steel), together with what we submit is a particularly hideous and inappropriate refuse bin which appears to be based on a design by Mies van Der Rohe.
8.4.1. We submit that all so called street furniture should have a genuine 1890's appearance not that of 2090. It should be made of materials which have the appearance of materials of a traditional nature and therefore 316 grade stainless steel is offensively inappropriate. Planning conditions should provide for this since these are street fixtures and the applicants have shown a willingness if left to their own devices (or those of Messrs Dalrymple), to act in a manner wholly inappropriate with regard to the maintenance of the character of the Conservation Area.
8.5. The Pedestrian Walkway to "Town Square".
8.5.1. Central to the scheme is a walkway to a new Town Square. The Manx Electric Railway Society respectfully submit that the chances of such a square attracting more than the negligible numbers who presently visit the Rose garden are minimal and therefore that the disturbance of the Station to insert this proposed new access, and the consequent cutting down of trees, insertion of out of character lighting and general modernity cannot be seen as giving a proportionate planning gain within the Conservation Area. Whilst we do not consider it is for us to object to the proposed Square, we do object to the un-necessary and grandiose access path from the Station, which in plan is the shape of an axe head buried in the middle of Laxey Station.
8.6. The removal of interlaced tracks.
8.6.1. For over a hundred years the Snaefell tramway at 3 foot six inches gauge was connected to the three foot gauge coastal Manx Electric Railway by a unique stretch of tram line which still exists in Laxey Station. Its uniqueness is a contributing factor to the capacity of Laxey to attract enthusiasts. The purpose of the line was to enable Snaefell Cars to be transferred onto three foot trucks and taken to Douglas for heavy body overhaul, an obsolete practice in the light of reconstruction of the Snaefell Depot in Laxey. It is proposed to remove these tracks and not to replace them. The Committee is respectfully reminded that this is a Conservation Area. We submit that it is entirely reasonable that the interlaced tracks could be replaced, thus maintaining the appearance of the original layout. Concerns about points could be met by adopting whatever points system is proposed for the new spurs on the other side of the M.E.R. line in the station.
9. We submit that if these proposals are permitted to go ahead in their present form the entire character of Laxey Station will be modernised and effectively all charm destroyed. The consequence will be adverse to the Conservation Area, the capacity of the M.E.R and the Island generally to attract visitors and it will anger the enthusiast community. Aspects of the proposals are downright dangerous, both to personal safety of station users and to the security of M.E.R. property at night.
10. This is therefore an appropriate case for the application of stringent and detailed conditions to development within the proposed conservation area.
We would like to hear your views. If you have any comments or further information on this story, please email the Manx Electric Railway Society at [email protected]