23 August 2016 · Planning Committee
Ballerghy, Lhergy Cripperty, Union Mills, Isle Of Man, IM4 2ah
The proposal involves alterations to the vehicular access at Ballerghy, Lhergy Cripperty, Union Mills, including bringing back a Manx stone wall by about 2m from the highway for roughly 50m, rebuilding it to heights between 1.2m and 1.9m, slightly relocating an earth bank, adding stone pillars over 20m into the site, a…
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The officer weighed the highway safety benefits of widening the access and improving visibility splays to 70m (reducing collision risk from medium to low category, as confirmed by Highway Services) ag…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design/landscaping, not adversely affect landscape character, incorporate existing features like trees/banks, provide safe/convenient access, and not unacceptably affect road safety/traffic. Officer assessed the access widening against these, finding highway safety gains and wall rebuilding acceptable despite tree loss, as it provides safe access without unacceptable landscape harm.
Environment Policy 1
Presumes against development in High Landscape Value areas. Officer noted the general presumption but found the highway safety balance justified approval under GP2 framework.
Environment Policy 2
Protects landscape character in AHLV unless no harm or location essential; allows if development does not harm character. Officer concluded nothing requires materially different conclusion from GP2, as tree loss erodes but does not lose character, with replacements and retentions.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Visibility splay
The visibility splay identified on the untitled drawing showing the visibility splay carrying the date 16/10/2015 and a scale of 1:1000, date-stamped as having been received 3rd May 2016, shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1000mm in height above adjoining carriageway level. Reason: In the interests of highway safety.
Replacement trees
The approved replacement trees shall be planted in accordance with the approved details and in the first planting season following the date of this approval. Any retained tree that within five years of the approved development being completed dies, is / are removed, or become(s) seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department. Reason: To safeguard the appearance of the development and the surrounding area.
supports the application as the applicant is trying to actively manage his and other road user risk at this junction; improvement in visibility splay to 70m would reduce the probability of a collision and change risk category from medium to low
no objection
Marown Parish Commissioners raised no objection to the application among others. Highways Division deferred comment awaiting further information.
Marown Parish Commissioners
No ObjectionThe Commissioners have no objection to the following being approved:; - 16/00498 – Alterations to vehicular access at Ballerghy, Lhergy Cripperty, Union Mills
Department of Infrastructure (DOI) Highways Division
No CommentHighway Services Comment: Defer - awaiting information; DEFER on 16/05/16; Highways input deferred pending further information/input
