**Document:** Officer Report 04/02458/B **Application:** 04/02458/B — Retention of construction access track to existing gate access on A5 highway **Decision:** Refused **Decision Date:** 2005-05-18 **Parish:** Santon **Document Type:** report / officer_report **Source:** https://planningportal.im/a/77549-santon-ballarioghyn-mansion/documents/1204913 --- # Officer Report 04/02458/B ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations Mr & Mrs Kennish ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] ### Policy ### Officer's Report The site represents the line of a recently constructed roughly made up road from an existing entrance on the Castletown Road (A5) to the south west of the Santon Motel, leading to the newly erected stable building associated with Ballarioghan - a large house (formerly known as "Ballavale"). The access has been "constructed" to accommodate construction traffic visiting the site to erect the stables. Proposed is the retention of the access road to accommodate larger vehicles visiting the stables. This traffic is estimated to represent a small number of vehicle movements, involving the delivery of hay. The reason for this is that in order to utilise the main entrance to the site, large vehicles would not be able to get under the arch between the house and the stables. There are other access points, such as that across the steam railway line at the bottom end of the site. This is prone to water-logging and would involve a steep route up the fields to the stables. There is another access which joins the A5 at a point immediately to the east of "Renacre", the property of the main objector to the application. The objector suggests that the new road is unnecessary and suggest that the alternatives outlined above should be used or a new route around the house. This would involve substantial alterations to the landscaped garden in front of the house. The objector is also suggesting, supported by the DoT and the Commissioners, that the access is unacceptable as the visibility available to the drivers of emerging vehicles is inadequate. The applicant would suggest that the visibility available to those emerging from the other access alongside "Renacre" is worse and is narrower. The applicant explains that they had always intended to use the access to which this new route is connected, knowing it to be an existing access, not thinking that they would require planning permission for the roadway. The roadway does not involve any loss of amenity for the residents of "Renacre" due to the distance therefrom and existing vegetation. Traffic using the other access alongside "Renacre" would however be disruptive and unneighbourly. The nub of the matter really is whether the access is so unsatisfactory as to warrant refusal of the application and if so, whether the road would increase the usage of the access sufficient to warrant refusal. In assessing the first, it must be demonstrated that there is an access which is satisfactory, or less unsatisfactory than this one. Defer for further consultation with DoT on the basis of the above. I have received e-mail correspondence from Ken Ashcroft who is very concerned about the access, regardless of alternatives although he does not seem to have addressed the alternative access at all. That being said, the alternative access is not straight or paved and so will not no where near as attractive to use as the existing/proposed. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 03.05.2005 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals R 1. The access from the site onto the A5 highway offers sightlines to the drivers of emerging vehicles, which are dangerously deficient. Whilst the access onto the A5 highway is in existence, the creation of a formal track from the access to the stables and riding arena is likely to increase the usage of this access which would be contrary to the interests of road safety by virtue of the inadequate access and the increase in the numbers of large and heavy, slow moving vehicles maneouvring into and out of this access. - 1. As permission has been refused and the track has already been partially created, the access track must be removed and the land restored to its previous condition and appearance within three months of the date of this notice as it becomes final. Decision Made : ... Committee Meeting Date : ... --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/77549-santon-ballarioghyn-mansion/documents/1204913*