**Document:** Ballaughton Meadows Planning Report **Application:** 03/01420/B — Creation of a public open space, bicycle funtrack and footpaths together with associated lighting and boundary fencing on part of Ballaughton **Decision:** Permitted **Decision Date:** 2004-03-25 **Parish:** Douglas **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/74467-braddan-nurseries-ballaughton-meadows/documents/1566249 --- # Ballaughton Meadows Planning Report ## Ballaughton Meadows-Park Planning Report Borough of Douglas September 2003 ## Rskensr General Notes **Project No:** P40025 **Title:** Planning Report **Client:** Borough of Douglas **Issue Date:** September 2003 **Issuing Office:** IOM **Authorised by:** [Signature] **Project Manager** **Authorised by:** [Signature] **Project QA Rep** **Date:** 3/10/03 --- RSKENSR Environment Ltd (RSKENSR) has prepared this report for the sole use of the client, showing reasonable skill and care, for the intended purposes as stated in the agreement under which this work was completed. The report may not be relied upon by any other party without the express agreement of the client and RSKENSR. No other warranty, expressed or implied is made as to the professional advice included in this report. Where any data supplied by the client or from other sources have been used it has been assumed that the information is correct. No responsibility can be accepted by RSKENSR for inaccuracies in the data supplied by any other party. The conclusions and recommendations in this report are based on the assumption that all relevant information has been supplied by those bodies from whom it was requested. No part of this report may be copied or duplicated without the express permission of RSK and the party for whom it was prepared. Where field investigations have been carried out these have been restricted to a level of detail required to achieve the stated objectives of the work. This work has been undertaken in accordance with the Quality Management System of RSKENSR Environment Ltd. ## Executive Summary ### Section 1 Introduction Section 2 Design Principles Section 3 Design Approach Appendix 1 Ecological Report ## Executive Summary The development of the proposed park to this sketch design stage (stage 2) has taken into consideration the following:- The design of the fun track within the new open space has been carried out by a specialist designer. Steep slopes from the Iheannag Park estate preclude this access being practical as disabled access Overall the design and development of the park is shown, to take into consideration the comments made by DAFF (Forestry Division) and Crime Prevention Police Officer. To reduce the potential for this facility to become a problem area for anti social behaviour or crime, the space will have limited opening hours. The extent of fencing proposed will allow this limited access policy to be adopted. Positive encouragement to the space being designed for dog walking will also help give informal surveillance in the park. ## 1.0 Introduction As part of the Borough of Douglas policy on open space it is proposing to develop a new fun track, for the use of all types of bicycle, particularly BMX and Mountain bike in the unused section of Ballaughton Nursery, in the southern corner. The detailed plan has been drawn up showing the main elements of a public open space which includes:- - New access paths from surrounding housing areas - Fun track for bicycles around existing trees - Security and perimeter fencing - Pedestrian bridge over an existing stream - Lighting for the users safety - Boundary planting #### 2.0 Design Principles The proposed open space design has been developed on the basis of:- - Design brief for cycle track (provided by specialist track designer Steve Jenks) - Topographical survey - Ecological survey - Consultation with Department of Transport - Discussions with Police, Crime Prevention - Discussions with DAFF, Forestry Division - Discussions with the Planning officer Two fundamental constraints for design rise out of the site 1 Topography - the site actually slopes steeply in the south part of the site 2 Heavily wooded areas The design has therefore taken these constraints as its starting point. ## 1 - Topography. Slopes of 1 in 3 make movement of disabled etc., difficult and would create problems in providing disabled ramps. A series of timber steps along existing desire lines have been incorporated on the sloping ground. To give access across a double stream a pedestrian bridge will be incorporated. The slopes have been used to good advantage in the design of the fun track ### 2 - Wooded areas An important consideration in the location of the cycle track was to utilise the slopes and create a twisting and turning course, making the facility exciting and a challenge that would attract teenagers away from the open spaces within the housing areas. After consultations with DAFF officers the track has been limited to areas within the woodland that would have the minimum impact on the trees and their root system #### 3.0 Design Approach The design approach for the new track has followed the recommendations of the specialist designer. To support this facility the surrounding areas have been designed along the lines of a country park, with gravel surfaced footpaths, timber steps and public lighting ### Access Access from the various housing areas will be via pedestrian footpaths. At each entrance metal 'kissing' type gates will be incorporated into the perimeter fencing to allow access by bicycles yet deter access from motor cycles since the footpath system will link areas that could be seen as a potential short cut. The footpaths themselves will be no wider than 1500 mm and will be constructed in tarmacadam. This will give a good maintenance free surface. To give the appearance of a gravel surface, however it is proposed to cover the surface of the tarmac with resin bonded buff gravel. This same effect can now be seen on many Manx roads at bends and at junctions. As part of the footpath construction land drainage will also be incorporated along side ## Steps To over come the problems of sloping access it is proposed to construct a series of timber steps with tarmac infill treads. The number and distance apart will vary to suit the slope. Initial sketches explored the use of pedestrian ramps, not only to allow disabled access but also to give riding access on bicycles. These ramps, if they were to meet current, disabled access criteria would have become impractical, in particular up the wooded slopes, and would create the need to remove many trees. At an early stage therefore it was agreed with the client that no disabled access would be provide from the southern access point. Disabled access to the open space will, however, be provided from the other entrances. ### Bridge The bridge required over the existing streams will be long enough to span both streams and will be slightly humped to avoid any excavation of the central bank. The bridge is proposed to be constructed of timber and steel to meet structural requirements, retain a 'low key' look to meet the county park design philosophy and retain vandal resistant materials and details. The bridge support abutments will be mass concrete with Manx stone facings. ### Fun Track The course will twist and turn around the tree area and will make use of the existing slopes. The track will vary in width depending on the proximity of trees and will have at intervals, along its length, a series of jumps and mounds/platforms suitable for BMX and mountain bike riders. The construction of the track will be a stone or hardcore base on sub-soil that has been shaped to form the mounds. A gravel wearing course provides the running surface. To reduce the potential damage to tree roots during construction the use of small 3tn rubber track excavators and small dumpers will be used within tree areas. ## 2.1.1. Fencing The extent of the open space will be defined by 1800 mm high fencing, which will provide security to the remaining areas of the nursery. This fence is also proposed to extend along the northern and western nursery boundaries to complete security to the nursery. The type of fencing to be used will vary within the scheme depending on its visibility from public areas. In these areas the fence will be a decorative panel fencing with posts and gates to match. Where fencing will be hidden, by existing tall hedges and trees, it will be provided as a weldmesh security fence. It should be noted that the majority of the fencing shown will be of this kind. ### Adjacent Property The development of the open space is confined to the eastern side of the nursery, which shares a boundary with the Albany tennis club and housing of the new Harcourt estate. It will be necessary to provide screening to the houses that back onto the boundary of the open space to give additional security and act as a visual screen. In consultation with the police, crime prevention officer, this boundary treatment will comprise of close boarded fencing 1800 mm high and thorny planting. #### 2.1.2. Open Space Use While the new public space has primarily been designed to provide a fun track for various types of bicycle, consideration has been be given to the other uses that the space will now attract. Following lengthy consultations with the crime prevention officer it is proposed that dog walkers are encouraged to make use of the open spaces and footpath system as a means of providing informal supervision on an area dedicated to youngsters. The presence of adults walking their dogs at all times of the day will discourage any anti social behaviour that might occur if it was thought by them that the area was not overlooked. A series of dog litter bins will therefore be provided at intervals throughout the open space ## Lighting The lighting will be provided by the Borough of Douglas and will comprise of steel columns 5 m high along the footpath. No lighting will be provided for the fun track. #### 2.1.3. Security Proposals allow for the complete fencing of the nursery and the proposed open space. This fencing will allow control over access into the public open space and will give the Corporation the ability to close the track and paths after darkness. These times are currently proposed as:- Summer $\quad 8 \mathrm{am}-9 \mathrm{pm}$ Winter $\quad 8 \mathrm{am}-6 \mathrm{pm}$ ### Planting Some planting has already been carried out to provide a buffer to the nursery. Further planting will also be included as 'hostile' planting to reinforce the Harcourt Estate boundary. As a further means of reducing the visual isolation in the wooded areas to the south it is proposed to remove the tall weed and woody sapling growth and replace it with groundcover planting and low ornamental shrubs. The mature trees will also have some tree surgery work undertaken to crown thin and lift the canopy Where necessary planting to the boundaries that are to be fenced and remain as Nursery will be supplemented with hedge planting. The ecological survey, for the area indicates there are no finds of significance. The management and opening up of the dense tree canopy by selective removal of woody plants will help diversify the ecology of the woodland floor. ## 2.1.4. Strategic Cycle Path As part of the works it is proposed to include a link, in the SE corner of the new open space, to the cycle path currently being proposed by the DOT. The detailed design has not yet been completed but the position of this facility is shown, at this stage, for information --- *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/74467-braddan-nurseries-ballaughton-meadows/documents/1566249*