25 March 2004 · Planning Committee
The Lodge, Ballaughton Nurseries, Douglas, Isle Of Man, IM2 1jj
Borough of Douglas proposed developing part of their nursery site at Ballaughton Nurseries, Ballaughton Meadows, Douglas, into a public open space featuring a BMX/mountain bike funtrack winding around existing trees and slopes, footpaths with timber steps and a pedestrian bridge over a stream, lighting along paths, and…
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The proposals sanction, control, and formalise activity already taking place on the site, consistent with the Local Plan zoning as Area of Open Space or Woodland for nursery use, largely surrounded by…
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Tree protection - funtrack route
To ensure that construction works do not cause ground compaction, alteration of soil levels, or root severance which would damage the health of trees, the precise route of the "fun track" must be determined and marked out on-site, prior to the commencement of any works, by representatives of the applicant and the Department of Agriculture, Fisheries and Forestry.
Cycleway details
Prior to the commencement of any works on site, precise details of the proposed cycleway must be submitted to and approved by the Planning Committee after consultation with the Department of Transport; the cycleway must be constructed in accordance with the approved details prior to the proposed open space being opened to the public.
Bat checks
Prior to any surgery to mature trees, all holes and cracks in those branches to be removed must be checked for roosting bats by a suitably qualified person.
Stream protection
All works must be undertaken such as to avoid run-off affecting the quality of the stream both during construction and also thereafter.
Approved plans
Subject to the above conditions, this approval relates to drawing number RSK/HL/40025/GA/01 Rev. C which is date stamped 4th February 2004.
no objection
no adverse traffic impacts, subject to condition for cycleway/footpath link
agreement reached on funtrack route avoiding tree damage, suggest condition for on-site marking
Multiple statutory consultees provided comments on application 03/01420/B, with most raising no objection subject to conditions related to accessibility, highways, trees, fisheries, and bats, while DAFF Forestry initially objected but later agreed with amendments.
Key concern: development of a funtrack would be detrimental to the health of the trees owing to soil compaction, alteration of levels, or root severance
Disability Access Office
No CommentA clear width of 2000 mm allows two wheelchairs to pass one another comfortably. This should be regarded as the minimum under normal circumstances.; Where a cycle track runs alongside a footway or a footpath best practice is to physically segregate the two.; crossfall between 1 and 2 per cent.; Guardrails and barriers at the side of or across footways should be at least 1100 mm high; preferably 1200 mm measured from ground level.; seats should be provided at intervals of no more 50 metres.; Joints between flags and pavers should not be less than 2 mm and not more than 5 mm wide.; Maximum deviation of the footway surface under a 1 metre straight edge should not exceed 3mm.; maximum size of openings in covers and gratings should be 13 mm.; Surfaces should be firm, slip-resistant (dry friction between 35 and 45) in wet and dry conditions.
DAFF Freshwater Fisheries
Conditional No ObjectionPlease ensure the track is a minimum distance of 8 metres from the watercourse and that there is no risk of run-off affecting the quality of the stream both during and after construction.
Conditions requested: track is a minimum distance of 8 metres from the watercourse
Douglas Borough Engineer
No ObjectionDouglas Corporation have no objection to the proposals
DOT Highways
Conditional No ObjectionNo adverse traffic impacts, subject to the imposition of the following conditions
Conditions requested: Before the facility is opened to the public the applicant shall design and build a cycleway and footpath to link with the cycleway/footpath which links Anagh Coar with Harcroft.
DAFF Forestry Arboricultural Officer
ObjectionThe Forestry Division continues to hold the view that development of a funtrack in this area would be detrimental to the health of the trees owing to soil compaction, alteration of levels, or root severance.
DAFF Forestry Arboricultural Officer
Conditional No Objectionagreement was reached whereby the fun track could be created without conflict with British Standard recommendations relating to trees and construction.; the track will be kept to the perimeter of the woodland and at an appropriate distance from the trees.
Conditions requested: To ensure construction works avoid ground compaction, alteration of soil levels, and root severance that would damage the health of trees comprising the woodland, the route of the fun track should be agreed and marked on site prior to any commencement of works. Marking should be carried out by representatives of R.S.K. and D.A.F.F.
DAFF Wildlife and Conservation Office
Conditional No ObjectionBats (protected by the Wildlife Act 1990) have been recorded in the woodland at Ballaughton Meadows.; All holes and cracks in branches proposed for removal should first be checked for roosting bats by a suitably qualified person.
Conditions requested: All holes and cracks in branches proposed for removal should first be checked for roosting bats by a suitably qualified person.
