28 September 2022 · Planning Committee
Balthane Cottage, Station Road, Ballasalla, Isle Of Man, IM9 2dj
The proposal involves redeveloping the existing Balthane Junction (A5 Douglas Road with Balthane Road and Station Road) into a larger roundabout junction to improve traffic flow, safety, and pedestrian/cycle facilities, linking to a new Ballasalla bypass as part of approved residential development (PA 19/00137/B).
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The officer assessed the principle as acceptable as it aligns with Area Plan for the South Transport Proposal 1 and para 7.4.3-7.4.5 supporting the bypass to reduce congestion, improve Balthane Indust…
General Policy 2
Requires general development considerations including highway safety (h&i). Officer assessed proposal aligns with GP2 as revised junction/bypass link acceptable, visual shortcomings outweighed by practicality; no harm to neighbouring amenity.
Transport Policy 2
Requires linking to highways for all users. Design enhances pedestrian/cycle facilities, wider paths, accessible surfaces linking to station/bus stops.
Transport Policy 3
Protects rail routes. Proposal maintains/enhances connectivity to station without detriment.
Transport Policy 4
Requires highway safety. Relied on Systra audits/modelling/visibility; Highways DC no objection.
Transport Policy 5
Supports improvements balancing environment. Improves village environment per Area Plan.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Equal weight for modes. Wider footways, crossings, cycle links.
Transport Policy 8
Requires assessments. Supported by Systra reports, RSA, audits.
Spatial Policy 5
Assessed visual changes acceptable given function.
Strategic Policy 10
Promotes sustainable modes via enhanced facilities.
Strategic Policy 3 - To respect the character of our towns and villages
Site in designated village.
Strategic Policy 6 - Major employment-generating development
Improves airport/south connectivity.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Tree protection fencing
No development may be commenced nor any equipment, machinery or materials be brought onto the site for the purposes of the development until fencing has been erected in the location shown on the approved site plan (OTP-100322 by Manx Roots) in accordance with the recommendations of Section 6.2.2 of British Standard 5837:2012. The fencing shall be maintained in position until the development is complete. Within the Construction Exclusion Zone implemented in accordance with this condition, nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit, without prior written consent of the Department. The CEZ implemented in accordance with this condition shall be maintained in position until the development is complete. Reason: to ensure that all trees to be retained are protected from development during construction.
Tree planting specification
No site clearance, preparatory work or development shall take place until a tree planting specification is submitted to and agreed in writing by the Department. Where applicable the tree planting specification shall adhere to the recommendations of BS8545:2014 (Trees: from nursery to independence in the landscape - recommendations) and in all cases shall include details of all trees to be planted, including a) their quantity, location (or density), species and size at date of planting; b) the approximate date when they are to be planted; and c) how they will be maintained until successfully established. The tree planting shall take place as agreed and any trees or plants (including those retained as part of the development) which within a period of 5 years from the completion of the development die, are removed, or, in the opinion of the Department, become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Department gives written consent to any variation. Reason: to ensure that the development is appropriately landscaped to sit comfortably and acceptably in its location.
no objection
do not object; no significant issues for road safety/network; enhancements for all users; suitable connection to bypass/residential development; accommodates all turning movements/cyclist/pedestrian facilities; acceptable
Multiple consultees responded to the Balthane Junction improvement application; DEFA Biodiversity and DEFA Forestry initially objected due to tree removal and lack of mitigation, while Highways and Malew Parish Commissioners had no objections, and Highways later addressed ecology concerns with mitigation plans.
Key concern: Removal of 28 trees including Category B trees and over 50% canopy cover with inadequate initial mitigation
Highway Services Division
Conditional No ObjectionA roost inspection will be carried out by a suitably qualified ecologist prior to any work being undertaken on the trees.; Tree removal will be programmed to take place outside of the bird breeding season.
Conditions requested: Roost inspection by suitably qualified ecologist prior to work on trees; Tree removal programmed outside of bird breeding season
DEFA Ecosystem Policy Team
ObjectionThe Ecosystem Policy Team currently object to this application because of the requirement for the removal of 28 trees with no ecological mitigation proposals.; Should the trees be deemed suitable then bat mitigation and further surveys may be required.
Conditions requested: Review to retain additional trees and provide updated plans; Details of proportionate ecological mitigation for no net loss including native tree planting, wildflower grassland, bat/bird boxes; Details of sensitive low level lighting per BCT and ILP Guidance Note 8; Assessments for roosting bats and nesting birds prior to demolition
DEFA Agriculture & Lands Directorate
ObjectionDo the Agriculture & Lands object to this application? YES; The proposal involves the removal of 2 high quality category B trees, these trees provide a high level of amenity and landscape value
Conditions requested: Fencing per BS 5837:2012 Section 6.2.2 for retained trees; Tree planting specification per BS8545:2014 including quantity, location, species, size, planting date, 5-year maintenance and replacement
DOI Highways Development Control
No ObjectionThe proposal is acceptable to Highways Development Control; HDC raises no opposition. Recommendation: DNO
Malew Parish Commissioners
No ObjectionThe Commissioners have no objections to the following applications: PA 22/00567/B Balthane Junction
