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Application No.: 09/01399/B Applicant: Department Of Transport Proposal: Improvements to visibility splays at highway junction Site Address: Cross Four Ways Ballasalla Isle Of Man ### Considerations Case Officer : Miss S E Corlett Expected Decision Level: Planning Committee ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Malew Parish Commissioners Notes: Do not object Consultee : Manx Electricity Authority Notes: see note 1 Consultee : Manx National Heritage Notes: Comments received
This application is recommended for consideration by the Planning Committee rather than under delegated powers, for the Committee's information as the proposal will have a significant (but not necessarily adverse) impact on the highway as viewed by the public.
The site represents two parcels of land on each side of the public highway (which is also owned by the applicant) to the north east and south west of the junction of the A3 Foxdale and Castletown Roads and the A7 Douglas Road, also known as Cross Four Ways. Billown Quarry lies to the north and Malew Parish Church to the South, Ballasalla to the east and Ballabeg to the west. The site represents land which is presently the edge of the carriageway, bounded by a sod hedge and land beyond which is presently field.
An overhead electricity line runs north - south through the junction.
The site lies within an area of an Area of High Landscape or Coastal Value and Scenic Significance on the Isle of Man Planning Scheme (Development Plan) Order 1982 and the land on the northern side of the west of the cross roads, to the south of Billown Quarry is identified as an area of ecological interest.
The site has not been the subject of any planning applications.
Proposed is the creation of better forward visibility for those travelling from Ballasalla to Ballabeg and vice versa and better visibility to the west and east for those travelling south and north towards the crossroads from Billown and Malew Church directions respectively. The carriageway will not be altered in any way. The new boundary of the carriageway will be formed by a stone wall and hedge atop to match the existing. The maximum amount that the boundary will be relocated back from the existing position is 5 m with the intervening space planted as a grass verge.
Manx Electricity Authority request that a condition is attached regarding working practices around existing electricity supplies. This is a matter for the on-site contractor and the applicant and Manx Electricity Authority to discuss and is not a material planning concern.
Malew Parish Commissioners indicate that they do not oppose the application. Manx National Heritage comment that the area is one of archaeological interest and that they should have a watching brief of the works and that the applicant would require a licence to excavate for archaeological purposes under the terms of the Manx Museum and National Trust Act.
The A3 highway between Castletown and St. John's is identified in the Strategic Plan as a Strategic Link (paragraph 11.1.9). Transport Policy 5 states "Any improvements to the Island's highway network, including the provision of new roads, footpaths, and cycle routes, should be undertaken in accordance with the environmental objectives of this plan". Any increase in development in Ballabeg, Colby, Ballafesson and to a degree, Port Erin and Castletown will increase the amount of traffic using this junction which has a history of traffic accidents (a planning officer whilst employed by the Department was involved in an incident here several years ago whilst travelling from Ballabeg towards Ballasalla and was hit by a vehicle coming in the other direction). Those driving vehicles emerging from both the northern and southern junctions have to take care to ensure that both carriageways of oncoming traffic are clear before emerging. The heavy vehicles coming in and out of Billown Quarry and the asphalt plant exacerbate any shortcomings in visibility at this junction.
The works proposed will visually open up the junction without creating additional hard surfacing and will enable those travelling towards the junction from Ballasalla and from Ballabeg to be aware of the junction earlier than at present, significantly increasing road safety.
It is considered that whilst there will be change to the appearance of this junction, this change is not adverse and in any case, any impact is outweighed by the significant improvement to road safety as a result of the proposed works.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The Manx Electricity Authority raise issues regarding working practices around existing supplies, which are not material planning considerations and as such the Manx Electricity Authority should not be afforded party status in this instance.
Manx National Heritage represent a statutory authority who raise material planning considerations and as such should be afforded party status in this instance.
Recommendation Recommended Decision: Permitted Date of Recommendation: 28.09.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to the alterations to the highway as shown in drawings reference Figures 1, 2 and 3 all received on 20th August, 2009.
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development.
The Manx Museum and National Trust must be informed of the date when building work is to commence and be given access at all reasonable times, and reasonable opportunity to inspect the site, observe all excavations and investigate any archaeological features exposed.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : .............................. Committee Meeting Date : ..................................
Signed : .............................................. Presenting Officer
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
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