Officer Report

Application No.: 25/90878/B Applicant: Department Of Infrastructure Proposal: Construction of temporary link road between Ballasalla bypass and Ballahick Road Site Address: Balthane Junction Ballasalla IM9 2DL Senior Planning Officer: Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 05.11.2025 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. 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.

• C 2. Prior to the commencement of development, a time frame of the construction phases and anticipated completion date shall be submitted to the department and agreed in writing that also confirms the removal of the temporary link road with any fencing and signage, which shall be removed and the ground restored to its former condition.

REASON: This permission has been assessed as a temporary approval as a necessary traffic management solution.

N 1. The applicant is reminded that as part of their approval they should maintain pedestrian and wheelchair access for the duration of the temporary access road and the restriction of parking along Ballahick road should be in place for the entirety of the construction period.

This application has been recommended for approval for the following reason. The proposal would be considered to align with the principles of Gp2 h&I and TP2,4,5,6, of the Isle of Man Strategic Plan 2016, and the relevant design guides (MfMR).

Plans/Drawings/Information;

This decision relates to drawings and supporting information received on 18 September 2025, referenced;TM01; TM02; Tm03; TM04; P1, P2, P3, P4

Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal: Local Authority - No objection DoI Highways - No objection

_________________________________________________________________ Officer’s Report THE SITE

1.1 The application site is a small section of land that sits between the new By-pass road and the Ballahick Road. The bypass is largely constructed but does not connect through to the Balthane round a bout but extends up to the land ownership boundary with the DOI. - 1.2 The Ballahick Road serves the industrial units on either side of the road and connects at the end (west) onto Balthane Industrial Road which further connects onto Douglas road (north). - 1.3 The application site is currently a grassed road side verge that slopes down from south to north and sits between the balancing pond to the east and to the west the developers (Dandara) timber fenced site compound with materials storage and portacabin offices. Both the by-pass road and the Ballachrink road have been laid to tarmac and their kerbs in place. - 1.4 On the proposed plans for application 23/00168/B (see planning history below) this area shown is to be grassed verge and landscaped as part of a planting schedule with a "3m wide link cycle / footpath between Balthane Ind Estate & New Housing Development facilities" (plan ref APL_330 Rev.P6) This footpath links onto a pedestrian crossing across the by-pass road. At the time of the site visit this had not be constructed. THE PROPOSAL

2.1 Proposed is the erection of a temporary link constructed road between the Ballasalla bypass and Ballahick Road as part of the restructuring of the Balthane round-about (planning ref. 22/00567/B) - 2.2 The temporary access road would be constructed with a macaddam road approx. 400mm thick with the required visibility splays for both ends. This would be designed to accommodate the projected traffic volumes and would be made to a heavy-duty road design standard. - 2.3 The traffic management during the build would see a one-way system in operation in a northerly direction only, to allow the construction of the junction to be carried out in two phases:

• o Phase 1: Balthane Road will be closed to all traffic, except for access to residential properties. Access to the industrial estate will be maintained via the temporary access road from the Bypass to Ballahick Road. Traffic will be reduced to a one-way northbound flow, running on the existing northbound lane. Southbound traffic will be diverted via Cross Four Ways to Castletown.
• o Phase 2: Balthane Road will remain closed, except for access to residential properties. Traffic will continue to flow one-way northbound but will now switch to the newly constructed east side of the roundabout and the bypass. The A5 will be completely closed between the level crossing and the new roundabout. Access to the industrial estate will be maintained via the temporary access road. Southbound traffic will continue to use the diversion via Cross Four Ways to Castletown.

2.4 The applicant notes; "The proposal aims to ensure the efficient construction progress, minimise traffic disruption, maintain access to key infrastructure and reduce overall project duration". - 2.5 On completion the temporary road will be reinstated to its original condition. This will involve the removal of road materials, regrading of the surface, fencing reinstatement and restoration of topsoil where necessary.

PLANNING HISTORY

3.1 The application site has no valid planning history; however it is pertinent to consider two neighbouring applications that could be impacted by the proposal and intrinsically linked to this application;

23/00168/B - Erection of 45 industrial/storage & distribution units in four separate blocks. Vacant Land Between Balthane Park Industrial Estate and New By-Pass Road.

22/00567/B - Installation of larger junction and pedestrian crossings and the creation of a highway and footpath with associated works. Balthane Junction, Douglas Road. Ballasalla.

19/00137/B - Residential development comprised of 282 dwellings, associated highway and drainage infrastructure and public open space, and the construction of a new by-pass road between Douglas Road and the rear of Railway Terrace to include a new roundabout on Douglas Road and a bridge over the IOM Steam Railway line.

PLANNING POLICY

4.1 The application site is identified on the Area Plan for the South spans two land uses and is part proposed 'residential/Industrial' and 'Industry Business Park' on Map 4 - Ballasalla. The site is not within a Conservation Area and not subject to any surface water flooding. There are no registered trees affected by these proposals.

4.2 Within the written statement for the Area plan for the South within Section 7 (Transport, Infrastructure and Utilities) the general need and requirement for the by-pass and a new road junction at Balthane Round-a-bout is referred to in detail and the pertinent paragraphs are listed below in full to provide clarity and context;

• Para 7.4.3; "In addition to easing traffic congestion and improving traffic flow, such a road would greatly

improve access to, and the accessibility of, the Balthane Industrial Estate. The Department considers that the access to the existing Estate is below current standards and in particular there should be a second point of access as a safety precaution and in the event of repairs being required. A link road off the By-pass road could provide this. There is also the potential for a further access road to Balthane from the northerly roundabout on the Douglas Road".

• Para 7.4.4; "In terms of overall transport provision in the South, the Department considers that the future provision of an eastern by-pass at Ballasalla would:

• i. reduce congestion in the village centre;
• ii. improve the general environment of the village for residents; and
• iii. improve journey times for all vehicles using the A5 both northbound and southbound.

• Para 7.4.5; "In addition, such a road, with limited access to the land around it, could:

• i. enable further residential development with related community facilities (such as Public Open Space) on the eastern side of the village; and
• ii. open up an area for further mixed employment use to the north and south of the new road".

4.3 Transport Proposal 1: Provision shall be made for the construction of the Ballasalla By-pass to the east of Ballasalla and as part of the development of Site 3 as shown on the Ballasalla Inset Map (Map 4). Any applications which will prejudice the future development or construction of the By-pass will not be supported. - 4.4 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application; Spatial Policy

• 3 Identifies those Service Villages (Ballasalla)

General Policy 2 General Development Considerations

Transport Policy 2 linking to existing highways for all users

• 4 Highway Safety
• 5 Highway improvements and environmental objectives
• 6 Equal weight for vehicles and pedestrians

REPRESENTATIONS

5.1 Malew Parish Commissioners (01/10/25) No objection.

5.2 DoI Highways Services commented (01/10/25);

• o With the phased proposals, pedestrian and wheelchair access between the A5 and Balthane Road will appear to be blocked. The Applicant should provide access for pedestrians and wheelchair users at all times during construction, shown on revised plans, as the vehicle diversion is too far for vulnerable users to travel.
• o There is currently significant parking on the Balthane Industrial Estate access road which the new link road will connect to - how will safe and efficient two-way movement be managed, particularly for large vehicles, once the new link increases traffic along the access road as predicted? The Applicant should address the above issues for HDC to not oppose the application

• 5.2.2 The applicant responded on the 02/10/25;

• o Pedestrian and Wheelchair Access We confirm that pedestrian and wheelchair access between the A5 and Balthane Road will be maintained throughout the duration of the construction works. This requirement will be explicitly defined within the contract scope to ensure continuous and safe access for all users, including those with mobility impairments.
• o Parking on Ballahick Road To facilitate safe and efficient two-way vehicular movement, particularly for large vehicles accessing the Balthane Industrial Estate, parking will be suspended on Ballahick Road for the entirety of the construction period. Appropriate traffic management measures will be implemented to support this arrangement and mitigate any potential congestion or safety concerns.

• 5.2.3 On the above comments from the applicant, highways services was consulted on this and confirmed by email on 05/11/25 that the; "responses from the Applicant addresses HDC's previous comments and we now do not oppose the application".

ASSESSMENT

6.0 The key considerations in the determination of the application are;

• (i) Principle
• (ii) Highway safety

Principle

6.1 The broad principle of this proposal is linked to a former approval (22/00567/B) for the creation of a new roundabout and this application would ensure effective traffic management during the construction works to deliver this re-designed junction. The temporary road is intended to maintain access and operational continuity during the construction phase of the junction upgrade to ensure public safety, maintain access and minimise disruption.

6.2 These proposals are intrinsic to the Area Plan for the South, which is also within a defined village of Ballasalla which would meet the objectives of Transport Policy 1 of the Area Plan. The proposal would also link into the previously approved application for the Bypass under PA 19/00137/B. As such the proposal would be in accordance with SP3 and Gp2a. HIGHWAY SAFETY - 6.3 Part of the proposal has also considered other alternative methods of managing traffic flow during construction, one of such was utilising three-way traffic lights. This option has been discounted on account of the potential for lengthy traffic delays on the A5 and its surrounding road network with waiting traffic. The applicant notes on this; "By removing the requirement for active traffic control during construction, the temporary access road will substantially reduce delays and congestion across the highway network. This approach ensures smoother traffic flow and minimises disruption to local businesses and road users". - 6.4 The creation of a temporary access road to help with the traffic management strategy would allow vehicles to bypass the construction site and travel in a one-way traffic system on the A5 (north bound only) which would help to separating construction activities from public traffic. This approach would also maintain uninterrupted flow on the A5, potentially reducing congestion and any associated risks. - 6.5 On completion of the new round about it is noted that the removal of the temporary road and its full re-instatement would be carried out. Subject to any approval, a condition can be added to ensure this is achieved in a timely manner and does not prejudice any former approvals on this part of the site. - 6.6 The comments from the Highways Development Control (who sit separately from the applicants in DoI) are heavily relied upon for their technical assessment on the proposed link road and the traffic diversion proposals whilst the construction works to the new junction are implemented, and the typical issues this may raise. - 6.7 Highways Development Management have considered the merits of the proposed link between the two roads, noting the proposed one-way systems, visibility splays and safety for all users of the highway and footpaths. The additional comments received from the applicants addressing Pedestrian and wheelchair access and parking along Ballahick Road and the bypass are noted, and that the requirement of all users of the link road will be catered for allowing pedestrian and vehicular access. The suspension of parking along Ballahick road (within the control of the applicant) will help to ensure safety and mitigate against any potential congestion. Following consultation Highways Development management are noted as not objecting to this application. - 6.8 It is also noted that there have not been any adverse comments from any business users of the industrial estate or any nearby residents within the wider vicinity of Ballasalla. Furthermore the application is also supported by the Local Parish Commissioners. The adjacent developers were contacted on this application by the case officer (21/10/25) and they

• (Dandara) confirmed they were aware of the application, have had correspondence with the applicants (DOI) and have no objections to the application.
• 6.9 Having considered the highways safety aspect and the construction and use of the proposed link road and the phased approach to traffic diversions which would be carried out in a safe and appropriate manner, it would not be considered to have any adverse impact on the wider existing highway or upon those using this temporary access. As such the proposal would be considered to align with the principles of Gp2 h&I and TP2,4,5,6, and the relevant design guides (MfMR) and best practice guidance.

- 7.0 CONCLUSION

7.1 For the above reasons, it is concluded that the construction of a temporary link road would be an appropriate form of development that does not harm the use of the highway and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, and is recommended for approval. RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

8.2 Article A10 sets out that the right to appeal is available to:

• o applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make

comments in a professional capacity they cannot be given the Right to Appeal.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made : Permitted Date: 17.11.2025 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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