12 July 2012 · Council of Ministers (accepted Inspector David G Hollis's recommendation)
Junction Improvements, Ballachurry Road, Greeba, Isle Of Man, IM4 3le
The proposal aimed to improve safety at a hazardous rural junction where the A1 Peel Road (a Strategic Rural Route and TT circuit with 50mph limit) meets narrow Ballachurry Road, serving 12 properties, a farm, and recreational users.
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The inspector identified the main issue as whether the scheme provides reasonable visibility improvement for highway safety per Strategic Plan policies.
General Policy 3
Restricts development outside zoned areas except for essential cases including location-dependant infrastructure. Officer assessed junction improvements on Strategic Rural Route as justified despite countryside location, with safety benefits outweighing landscape restrictions in AHLV.
Environment Policy 1
Protects countryside unless overriding national need with no alternative. Inspector found highway safety on key route constitutes overriding need, with scheme minimising landscape harm via Manx stone materials.
Environment Policy 2
Prioritises landscape character protection in AHLV unless no harm or essential location. Fence rejected as harmful to locality character; conditioned for stone wall replacement to ensure acceptability.
Transport Policy 5
Highway improvements must accord with environmental objectives. Scheme complies as it maximises visibility gains with rural materials, providing 'much needed improvement' despite partial shortfall in standards.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to the junction improvements as shown on drawing HW/2989/102 received on 24 February 2012.
Manx stone wall replacement
The proposed 1.2 high close boarded fence shown on plan HW/2989/102 shall be replaced with a Manx Stone wall in accordance with a scheme to be agreed in writing with the Planning Authority prior to commencement of any works.
no objections
much improved visibility; acceptable subject to conditions on drawings and commencement
much needed improvement maximising available land despite not fully meeting standards
Private residents objected to the junction improvements due to perceived links to another planning application and road safety priorities, while German Parish Commissioners had no objection and Manx Electricity Authority requested contact regarding utilities.
Key concern: Highways Division application perceived as supporting appeal of refused greenfield development 11/01558/A via Hawthorne Cottage acquisition
Shaun Morgan
Objectionthe Highways Division have selectively omitted certain facts related to this application; the outcome of this application has a material bearing upon the appeal of application 11/01558/A; we believe the Highways Division should be investing in traffic calming measures between Greeba bridge and the Hawthorne pub
Dr. T. S. Morley
Objectionits acquisition, by "dedication" [donation] from the "potential owner", of the entire site of Hawthorne Cottage will be seen as blatant interference; vision in both directions [using the mirrors] is now in excess of 180 yards [0.1 mile]; a six-fold increase [in sewage] would probably be a public health risk
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application; Please contact our Network Operations Department... to discuss working practices
Conditions requested: Applicant must contact MEA Network Operations Department (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted; Contact MEA for Electrical Site Safety 5 documents (Tel. 687766) before work; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6; MEA requires 24 hours unrestricted access to cables in Public Highway
German Parish Commissioners
No ObjectionMy Commissioners have no objection to this application
The original application for road junction improvements involving demolition of Hawthorn Cottage, wall relocation, and tree trimming to enhance visibility was refused, though refusal reasons are not detailed in the report. The appellant (Department of Infrastructure) argued the scheme provides essential safety improvements on a Strategic Rural Route and TT circuit. Objectors claimed it interferes with a related dwelling appeal and lacks necessity due to no accident history. The inspector found poor visibility evident on site visit, rejected mirror reliance, deemed the scheme compliant with Transport Policy 5 despite landscape concerns addressed by condition, and dismissed impartiality allegations. Permission recommended with conditions on commencement, approved drawings, and replacing fence with Manx Stone wall.
Precedent Value
Highway safety improvements on strategic routes can be approved in landscape areas if visibility benefits are evidenced by site inspection and conditioned for visual mitigation. Future applicants should prioritise site-specific safety data over accident statistics and propose landscape-appropriate materials.
Inspector: David G Hollis
