Planning Statement

B a l l a k i l l e y P a r k , R u s h e n October 2025

Architect’s Design Statement

Proposal: Works in association with a public park including fencing and walling works to existing pedestrian accesses, creation of 3 new pedestrian accesses, installation of bicycle stands and creation of earth mound.

The Site: Fields 414214 & 414532 Barracks Road, Rushen Applicant: Arbory & Rushen Parish Commissioners

• 1.0 The Site
• 1.1 The site consists of two adjacent fields in the Parish of Rushen on the outskirts of Port Erin which are linked by a strip of land that runs between the cemetery and housing estates.
• 1.2 The Phase 1 site is the land around the perimeter of Southern Nomads rugby fields (Ref:414532) which is zoned as ‘Playing Field/Public Open Space’. The field is bounded by the cemetery to the east, Barracks Road to the north, Ballafesson Road to the west and Ponyfields housing estate to the south. A low stone wall encloses most of the site with fencing along the boundary with the housing estate. The rugby pitches are completed but the club facilities are temporarily housed in port-a-cabins pending construction of the permanent changing rooms and club house. The vehicular access to the site from Barracks Road has been upgraded to provide suitable visibility splays along the road, and the access leads to a car parking area with temporary gravel surfacing.

Close to the cemetery wall are 3no. temporary earth mounds, approximately 2.0 - 2.5metres high, formed from the spoil left over from creating the car park and the level area for the rugby club facilities. The intention is that the mounds are to be distributed around the proposed parkland as part of a landscaping scheme.

• 1.3 The Phase 2 site is an open field (Ref:414214) directly opposite Kirk Christ Church, Rushen. The field is bounded by Church Road to the east, Barracks Road and the church car park to the north, the cemetery to the west and the recently constructed Ballakilley housing estate to the south. The site is zoned as ‘Public Open Space and Cemetery Extension (Proposed)’, but is currently an open field used by dog walkers. There is a low stone wall along Church Road and a post and wire fence between the field and the church car park. A timber fence, approximately 1.8m high, separates the field from the adjacent housing estate. There are no mature trees on the site, but rows of saplings were planted by Heritage Homes along the fence line of the housing estate as part of a condition of their planning approval (Ref:13/00777/B).

• 2.0 Planning History
• 2.1 A planning application (Ref: 20/01150/B) was approved for the site in November 2020 for ‘Works in connection with the creation of a public park including landscaping, creation of new pedestrian access, provision of parking and creation of a running track’.

This was for a much more extensive scheme that provided a perimeter track connecting the two fields for public use as well as providing a facility for running and cycling events. There was also provision for park benches, outdoor exercise equipment, a fenced dog exercise area and a children's play area. The landscaping incorporated boardwalks through sculpture/wildflower areas as well as informal paths around the lower field and a bandstand for public performances. Car parking was accommodated by sharing facilities with the Southern Nomads rugby club.

• 3.0 Overview of the New Proposal
• 3.1 Following the merger of Arbory and Rushen Parish Commissioners the scope of the work has been reviewed to provide a more cost effective solution. The result is a paired back version of the scheme to create a more informal parkland for use by all age groups.
• 3.2 The revised proposal includes:

• • A reduced number of pedestrian access points off the main highway and formalising the two current access points from the adjacent housing estates.
• • Provision of a reduced dog exercise area
• • Provision of a landscaped bicycle track
• • Landscaping to the Phase 1 site as designed by Prescott Associates
• • Creation of an informal mown path around the site that links both fields
• • Retaining the shared parking facility with the rugby club and provision a new secure bicycle stand by the car park entrance.

The proposal still strikes a balance between the aims of creating a multi-purpose recreational area with appropriate landscaping, with the need to respect the adjacent Church, cemetery and residential areas. Additional details of the proposed phases are given below.

• 3.3 Phase 1 Site: A new pedestrian access will be created off Ballafesson Road, directly opposite the new crossing point from the Port Erin tourist site which is currently being developed, as well as formalising an existing access point from the Ponyfields estate. The scheme creates a landscaping zone to the perimeter of the rugby fields as well as providing a dedicated dog exercising area and small ‘free form’ bicycle course that can be used by all age groups. The latter is permitted under ‘Class 12B - Play Areas’ of the Permitted Development Order 2025 as a Neighbourhood Equipped Area for Play (NEAP) with an area not less than 31.6 x 31.6metres and located a minimum 30 metres away from any dwelling.

A grassed mound, maximum height 1.8metres, will be formed utilising the existing spoil left on site from creating the rugby fields and car park. This will create a raised landscaped focal feature on what is otherwise a flat site.

• 3.4 Phase 2 Site: This will include two new pedestrian access points, at the corner of Church Road and from the church car park, as well as formalising an existing access point from the Ballakilley housing estate. Initially the site will be left as an open area for general public use and the grass will be allowed to grow during early summer months to encourage insects and wildlife. Any further development or landscaping of the site would be subject to discussions with the Planning Department and submission of any planning application deemed appropriate.

• 4.0 Access & Parking
• 4.1 Pedestrian Access: It is envisaged that people will walk to the parkland from the adjacent Port Erin/Rushen housing areas and estates, as well as the nearby primary school. Suitable pedestrian access points will be created within the low stone boundary walls along Ballafesson Road and Church Road. These will have timber barriers to prevent children running or cycling out onto the roadway.

An access point will be created opposite the church car park for the convenience of church users and visitors to the cemetery to enjoy the parkland.

There are currently two access points off the adjacent housing estates, located at the end of cul-de-sacs, which are used by residents accessing the fields for dog walking etc. The proposal is to formalise these by repairing walls and erecting fencing with pedestrian openings.

• 4.2 Car Parking: The existing parking facility, which is shared with the rugby club, is accessed from Barracks Road and has spaces for approximately 30 vehicles. For the majority of the time during weekdays the car park is not required by the rugby club and therefore is readily available for members of the public to park and walk their dogs on the fields. During match days, training sessions and other events, the rugby club has the capacity to expand into their main private car parking area located around the temporary club house, which is gated and locked when not in use. It is anticipated that the proposed new parkland facilities will not generate any significant increase in the number of visitors traveling by car due to many users being within walking distance. The volume of parkland traffic will remain low and spread throughout the day, and as such will have no impact on the existing highways network in the immediate vicinity.

To upgrade the current car park, 4no. ‘Sheffield’ style racks will provide a secure facility for 8 bicycles. Ultimately, following the construction of the new rugby clubhouse, the car park will be upgraded with a tarmac finish with line markings to the parking bays and spaces allocated for disabled parking. Consideration will also be given to Electric Vehicle (E.V) charging points, but these will be incorporated within the main car park for the rugby club, as well as additional secure bicycle racks close to the changing rooms.

• 5.0 Landscaping/Trees
• 5.1 Landscaping. The existing fields have previously been identified as areas of ‘agriculturally improved grassland’, which are poor with regard to the diversity of flora and fauna. The grass to the Phase 1 site is generally kept short with a clearly defined mown path which links to the Phase 2 site where the grass has been allowed to grow longer during the summer months. Around the perimeter of the Phase 1 site are areas of thicket and brambles which protect the stone boundary wall from damage as well as providing a wildlife friendly environment for insects and birds.

For the Phase 1 site, a detailed planting scheme has been prepared by Prescott Associates which involves the field being planted with small clusters of trees to provide screening from the neighbouring houses and the roadside, while still maintaining ‘view pathways’ to the distant hills for the occupants of the adjacent houses. The existing perimeter brambles and thicket are to be retained and supplemented with additional planting and hedging. This creates an improved wildlife friendly environment as well as providing a natural barrier between the parkland and the neighbouring properties and cemetery.

• 5.3 Trees. The trees planted by Heritage Homes on the Phase 2 site have previously been assessed by the Manx Wildlife Trust and the Isle of Man Woodland Trust. The conclusion was that the trees are not particularly suitable for wildlife and due to poor planting and maintenance are not expected to fair well in future. The advice is that the existing saplings do not merit retention and it would be better to replace them with more robust local stock. For the moment these trees are to remain until further landscaping proposals are prepared for Phase 2.
• 6.0 Planning Pre-application advice

• 6.1 Arbory and Rushen Commissioners have been in dialog with the Planning Department during the review of this project, and official pre-application advice was sought prior to submitting this planning application. Several elements of the proposal do not require planning approval or are allowed under the Permitted Development Order 2025.
• 6.2 The Planning Officer confirmed that planning approval, and the subject of this planning application, is only required for:-

• • The proposed 3 new pedestrian access points, as well as the fencing/walling works to the existing accesses from the adjacent housing estates.
• • The installation of the secure ‘Sheffield’ bicycle stands in the car park.
• • The creation of the earth mound which constitutes an engineering operation.

• 7.0 Summary

• 7.1 The fields are currently zoned as Playing Field/Public Open Space and so a change of use application is not required for the current proposals.
• 7.2 The proposal creates an informal parkland for use by all age groups set within a relaxing landscaped environment.
• 7.3 There is suitable vehicular access to the site with adequate provision for parking, and facilities will be provided for secure bicycle parking.
• 7.4 The site has previously been granted planning approval for a much more extensive development. This paired down scheme should therefore be acceptable as it still provides the benefits of improved landscaping as well as retaining some of the recreational facilities for the benefit of Port Erin and Rushen residents.

Samson Designs Limited 2025

B a l l a k i l l e y P a r k , R u s h e n October 2025

Photograph 1 – Phase 1 site looking towards Ponyfields housing estate

• Photograph 2 – Temporary club facilities and storage units for the Southern Nomads

• Photograph 3 – Shared car park for Southern Nomads & visitors to Ballakilley Park
• Photograph 4 – Temporary earth mound formed from excavated spoil

• Photograph 5 – The strip of land behind the cemetery wall (left) connecting Phase 1 & 2 sites.
• Photograph 6 – Phase 2 site with saplings planted along the Ballakilley housing estate boundary.

• Photograph 7 – Phase 2 site looking towards Ballakilley housing estate
• Photograph 8 – Existing pedestrian access to the field from Ponyfields

Photograph 9 – Existing pedestrian access from the Ballakilley estate Proposed location of new pedestrian access to Phase 1 site Photograph 10 – Pedestrian crossing point along Ballafesson Road