30 September 1998 · Planning Committee
Street Blpu Braddan Bridge Braddan Douglas Isle Of Man
The proposal involves widening and improving Braddan School Road, a narrow rural road, to better accommodate HGVs, buses, and other traffic, including resurfacing, retaining wall repairs, and removal of mature trees.
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The officer acknowledged the tree loss as 'most unfortunate' with a 'significant and adverse impact on the landscape generally.' However, approval was recommended due to the road's unsuitability in it…
Time limit
The development hereby permitted shall be commenced before the expiration of four years from the date of this notice.
Materials - walling
All new walling must be in natural Manx stone to match the existing, laid and finished to match the existing including vertical stones atop the wall to form a coping.
Landscaping scheme - tree planting
No works may commence until such times as a planting scheme has been submitted to and approved by the Committee where this provides details of the type and location of all new tree planting which must be at a ratio of at least seven new trees for every one tree lost as a result of the scheme. NOTE: New trees should be native deciduous trees and should also include shrubs which would in time form a screen to the new road and provide continuous cover for wildlife. NOTE: Tree felling works should be confined to the early autumn period to avoid disturbance to nesting birds and any bats which may be roosting in the existing trees.
Utility consultation
The applicant must consult the Manx Electricity Authority prior to the commencement of works to establish the precise location and clearance from the underground cable which crosses the site.
no objection, supports approval despite tree loss due to bank instability and highway benefits
strongly supports due to narrow road dangers for HGVs and learner drivers
in favour as vehicles currently mount pavement
need for road improvements required by Braddan Estate Planning Scheme for new hospital
support proposal – long overdue
support due to narrowness of road
support – current situation dangerous
Multiple consultees responded to the Braddan School Road widening application with a mix of support, objections, and no objections, primarily concerned with tree loss, ecology, heritage, traffic safety, and construction impacts, while some statutory bodies and users supported the scheme for safety and access improvements.
Key concern: loss of mature trees and ecological habitats including bats
Manx National Heritage
No Commentreserve right to make a more detailed assessment; promote the permanent preservation for the benefit of the people of the Isle of Man of lands and tenements (including buildings) beauty or historic interest; an ecological assessment should be made
Conditions requested: traditionally-laid slate-finish retaining wall
Manx Nature Conservation Trust
All bats are fully protected under the provisions of the Wildlife Act 1990 and their feeding grounds are protected under the Islands ratification of the European Agreement on the Conservation of Bats; Should undertake an ecological assessment
Braddan Commissioners
SupportThe Commissioners would support the Planning Committee’s decision to approval this application; no objection to the application submitted
Braddan Commissioners
No CommentLandscape assessment should consider Vol 11 DoT Manual
Department of Transport Vehicle & Driving Test Centre
SupportMinimum width for safe passing 6.8 m
Department of Transport Road Safety Unit
increase in speed; safety of pupils and crossing patrol
Conditions requested: introduction of traffic calming especially by the school
Department of Education
increase traffic speed; safety of pupils due to traffic speeds
Conditions requested: traffic restrictions required; no construction traffic at start and finish time of school
Isle of Man Water Authority
A 6” asbestos water main runs along the west of the road. Beneficial to undertake its replacement during the scheme
Conditions requested: replacement of 6” asbestos water main during the scheme
Manx Telecom
Conditions requested: position of telecom services confirmed on site; 600mm cover over ducts in carriageway; 350mm cover in footway; back up duct installed over entire length
Department of Agriculture Fisheries and Forestry
loss of mature trees
Conditions requested: substantial tree re-planting scheme – at least seven replacements for every tree lost; obtain sufficient land to enable re-planting
Society for the Preservation of the Manx Countryside and Environment
loss of amenity and impact to countryside; not long term scheme; impact to Cemetery Lodge Registered Building
The Department of Transport applied for highway widening and realignment of Braddan School Road between Braddan Cemetery and Braddan Bridge to improve safety, visibility, and capacity amid increasing traffic from new developments like the hospital. The Planning Committee approved it subject to conditions including Manx stone walling and a 7:1 tree replacement ratio after considering alternatives and tree loss impacts. Mooinjer Veggey Playgroup appealed citing traffic speed, fumes, and loss of 39 trees destroying area character. At the inquiry, the appellant withdrew objections upon understanding the scheme and alternatives. The inspector found the need for improvements outweighed short-term visual impacts from tree removal, with long-term benefits from replanting, and recommended dismissal. The Minister confirmed the Planning Committee's approval on 09 June 1999.
Precedent Value
This appeal demonstrates that highway safety imperatives in constrained rural-urban fringe locations can override significant short-term landscape impacts if robust alternatives appraisal, mitigation planting, and material conditions are provided. Future applicants should prioritize comprehensive optioneering and long-term environmental enhancement.
Inspector: Miss G M Pain MA DipTP(Lon) MRTPI
