24 July 2014 · Council of Ministers
Land Adj To Leece Lodge, Braddan Road, Strang, Douglas, Isle Of Man, IM4 4qn
The proposal involves converting a strip of former A23 Braddan Road (11m wide, 110-140m long) into 23 angled parking spaces for Leece Lodge (a Department of Health administration and training facility) and nearby cottages, using existing hard surfacing plus stone-finished areas, with a one-way system entering from the …
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The Planning Inspector identified main issues as visual impact and highway safety. Visual impact was limited as existing hard surfacing would be utilised, extended stone-surfaced area was small, overg…
Transport Policy 4
Requires highways serving new development to accommodate generated vehicle and pedestrian journeys safely and appropriately. Assessed as compliant: proposal's egress design with visibility splays and gradients enables safe exit; reduces on-road parking hazards; no substantial increase in existing access use.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Requires needs of pedestrians given similar weight to other road users in design of new development/transport facilities. Assessed as compliant: footpath retained to separate pedestrians from vehicles, ensuring no conflict at egress.
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) (No 2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.)
Approved drawings
The development hereby approved shall not be carried out except in full accordance with Drawing No. 01 Rev A (Job No. 13-134) received on 1 May 2014. (Reason: For the avoidance of doubt and to ensure that the development is carried out as approved.)
Exit and visibility splays prior to use
Prior to the commencement of the use of the car parking spaces hereby approved, the exit onto Braddan Road must be completed in accordance with the details on the approved drawing, and the visibility splays shown on that drawing must be fully available to the drivers of vehicles emerging from the site at that time and in perpetuity thereafter. (Reason: To ensure that vehicles using the parking spaces can exit safely and conveniently from the site.)
no objection following receipt of revised drawing no 01 rev A dated 01.05.14 showing visibility splays
Highways initially requested deferral for visibility splay details but later issued no objection after amended plans; Braddan Parish Commissioners objected due to road safety and visual impact concerns.
Key concern: road safety issue from exit onto Braddan Road
Highways Division
Conditional No ObjectionPlease defer the decision on this application, I have asked the agent for further details of the visibility sprays and an altered layout.
Braddan Parish Commissioners
ObjectionThe Commissioners are concerned that the proposal creates a road safety issue and should have been included in the previous planning application for the development at Leece Lodge if that building creates the need for extra parking. They would also like to see the visual impact being properly addressed.
Highways Division
No ObjectionFurther to the receipt of drawing no 01 rev A dated 01.05.14 there is no objection to this application.
