30 June 2004 · Planning Committee
Junction At Braddan Church Between Peel Road And Saddle Road Braddan Douglas
The proposal involved creating a mini-roundabout at the junction near Braddan Church to improve visibility, reduce accidents (average 3.5 per year, ranked 6th worst on the Island), and manage traffic flows on the TT course and outer link network.
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The officer recommended permission due to significant highway safety benefits outweighing environmental impacts, as the junction had poor visibility (substandard for 30mph limit), queued traffic on Sa…
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the highway improvements shown in drawings PL001, PL002 and PL003 all received on 8th April, 2004.
Archaeology access
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.
Bird breeding season
The proposed works, particularly the felling of or disturbance to trees, should be carried out outside the bird breeding season (generally April, to mid-July).
Landscaping
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 or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Barrier/railings details
The form and appearance of the barrier/railings proposed at the southern side of the site around Braddan Bridge must be approved by the Planning Committee prior to the erection of the same: such fencing must acknowledge the prominence of the site and the need to sit comfortably in this streetscene.
Tree protection
Prior to the commencement of works on site, the trees on site which are to be retained must be protected by stout fencing as approved by the Forestry Division of DAFF. This must include all trees between the road and the river in order to protect them from damage through development works or the storage or movement of materials during the course of construction.
no adverse traffic impacts
recommend approval
agreed revised planting: 60 blackthorn, 30 rowan; later amendments acceptable
revised Option 4 acceptable, watching brief sufficient
looking forward to work commencing
approval to proposals
Multiple consultees responded to the highway improvement scheme at Saddle Road/Peel Road junction, Braddan, with Manx National Heritage raising significant initial archaeological concerns but accepting a revised design with conditions, while Braddan Parish Commissioners and others supported the proposals subject to minor recommendations.
Key concern: high archaeological sensitivity around Braddan Old Church including unknown extent of medieval cemetery and human remains
Manx National Heritage
Conditional No ObjectionThe area close to Old Braddan Church is of high archaeological sensitivity, and includes human burials.; There should be no presumption that the ancient burial ground is defined by the modern boundary that surrounds the visible modern cemetery.; Attention should be drawn to the far smaller archaeological impact that would be incurred if the land necessary to achieve the road improvements sought by the Department of Transport were to be taken from the opposite side of the road adjacent to the modern Braddan Church
Conditions requested: excavate test trenches using trained archaeological personnel funded by Department of Transport with excavation licence from Manx National Heritage and Faculty if church land; consider taking land from opposite side adjacent to modern church
Manx National Heritage (Kate Hawkins)
No ObjectionIt should be noted there may be bats sheltering in the dense ivy covering some of the trees. As all bats are protected it is essential that the advice of the DAFF Wildlife and Conservation Office is sought; An archaeological assessment should be carried out on the southern side of the junction
Conditions requested: seek advice of DAFF Wildlife and Conservation Office on bats; archaeological assessment on southern side of junction submitted with planning application
Manx National Heritage
Conditional No ObjectionA watching brief would be an acceptable means of addressing the need to supervise excavation of the ground behind the wall; We would also recommend the provision of a financial contingency to cover the cost of any archaeological works necessitated as a result of uncovering archaeological deposits. Given the potential sensitivity of the deposits - human remains - ... I would recommend that you set aside approximately £2,000
Conditions requested: watching brief to supervise excavation of ground behind wall; time contingency for delays from archaeological discoveries; financial contingency of approximately £2,000 for archaeological works; qualified archaeological contractor; Manx National Heritage to draw up brief for works; statutory preparations under Burials Act including advising Environmental Protection Office
Manx Wildlife Trust
No Objectiona watching brief is held over the dismantling of the wall in case any are in residence; When the new wall is built, we would recommend that at least the east facing side is rebuilt with an open structure to provide holes, cavities, ledges etc
Conditions requested: limitation on vehicle movements during works to avoid un-surveyed river bank areas; watching brief during wall dismantling for lizards; new wall east facing side rebuilt with open structure providing holes, cavities, ledges for refuge
Braddan Parish Commissioners
Supportthe Commissioners fully support both schemes, as presented; the Commissioners would resolve to fully support the Department in the event that compulsory purchase powers are required; the Commissioners would strongly urge the Department to proceed with both schemes at the earliest possible date
Braddan Parish Commissioners
SupportThe Commissioners would recommend approval of this application
Manx Bird Atlas
No ObjectionWorks should ideally take place outside of the breeding season, which for most birds is April to mid-July; It would be useful if the dwarf walls had a small number of cavities designed into them to allow species such as great tit Parus major and pied wagtail Motacilla alba to nest within the wall
Conditions requested: works outside breeding season April to mid-July; all works/storage contained within site footprint; dwarf walls with small number of cavities for nesting
Isle of Man Buses
No ObjectionWe would suggest that both bus stops be moved towards Union Mills at a location close to Parkinsons with an additional bus stop being placed on Saddle Road for inbound vehicles
Conditions requested: consider painted circle instead of concrete island for roundabout; relocate both bus stops towards Union Mills near Parkinsons with additional stop on Saddle Road opposite existing
DAFF Wildlife and Conservation (Richard Selman)
No ObjectionFrom our point of view, I see no problem in providing the visibility you seek
Conditions requested: retain small group of sycamores on bank by careful procedures; new planting including large trees away from roadside
DAFF Agriculture & Wildlife (Richard Selman)
No ObjectionIf disturbed, a plan would be necessary to prevent its introduction to another site. Site marking or fencing would avoid any problems
Conditions requested: plan to prevent Japanese knotweed spread if disturbed, site marking or fencing
