Having read through the draft plan, it helps to remind yourself that this is just the start of a process which includes more consultations, reviews, etc. This is not the final document. There are a number of references to the 1982, 1989 and 1999 plans, but for some reason 7/91 which covered Ballasalla in detail is not referred to, surely weither it is felt that it should never have existed or not, it has been proved to be relevant in particularly with the previous Crossag Farm development failure both at inquiry level and in the High Court, there fore it could well be of use to this procedure. On that point one of the demands by residents of Ballasalla has been for a defined village boundary incorporated within a village plan, the draft does state that development boundaries will be defined, but it does not specifically show village boundaries.
On housing it is stated that between now and 2010, the date at which it is hoped the Southern Plan will be in place and operating, that a further 350 houses are required to reach the required number of dwellings for the South, not just Ballasalla, to 965, and that housing should be for local needs and in appropriate cases to broaden the choice of location of housing.
A number of sites in and around Ballasalla are named for different levels of development, Crossag Farm to be phased over a long period starting from the Douglas Road side, refurbishment and redevelopment of Clagh Vane, Phildraw Road this is to a maximum of 3 dwellings, St Marks Road this is for one dwelling and to reserve sites between Ballasalla and a proposed bypass. Crossag is marked as one possible site to include a new school there are 2 sites marked the other is the previous choice of Clagh Vane’s horseshoe.
Balthane has as been described as in need of improvements and all future development will be required to be of better design. Ronaldsway and Freeport Industrial Estate are to be reclassified as a Business Park containing corporate headquarters and such, any thing which does not involve day to day visits.
The bypass has a section of considerable length, and the strongest language by DoLGE in enforcing its need.
‘In considering the range of development requirements and
opportunities in the South of the Island the Department of Local Government and the Environment considers that unless provision for a bypass is safeguarded and protected, then congestion at the A5/A7 junction in the village centre will continue to increase to the overall detriment of the environment of the village.
In addition to making provision for existing and future northbound and southbound traffic such a road would greatly improve access to and the accessibility of the Balthane Industrial Estate. The Department of Transport considers that the access to the existing estate is below current standards and in particular there should be a second point of access to the estate in the event of accidents or repairs restricting access off the road. The 1982 Development Plan allocated a considerable additional area of industrial land around the edges of the existing estate.
In terms of overall transport provision the Department considers that the provision of an eastern bypass at Ballasalla would:
1) Reduce congestion in the village centre
2) Improve the environment of the village for residents and
3) Improve journey times for all vehicles using the A5 northbound and southbound.
In addition such a road, with limited access provision, could:
1) Enable further residential development with related community facilities on the eastern side of the village.
2) Open up an area for further mixed employment use to the north and east of the new road.
A Ballasalla Bypass would be the most significant highway investment in the Plan Area and would enable the network to cope with the anticipated traffic flows without unacceptable congestion. The Department therefore considers it essential to ensure its implementation. As the bypass would form an important link between the South and Douglas and would improve accessibility to new and existing development it is considered that new development which would benefit should contribute to securing its provision.’
To this end DoLGE state:
‘To ensure the implementation of the Ballasalla bypass the Department will in granting planning permission for residential, industrial, retail and other commercial development require a contribution towards the provision of the road. This policy will apply to all new development in the plan area over a certain size.’
The certain size suggested is 8 dwellings or 500 sq meters.
This is just a short report on what is printed in the draft, and everyone is encouraged to try and beg, borrow or otherwise a copy, remembering that between now and 29th January 2010 DoLGE wish to hear opinions and views.
The southern area plan is a draft not the final document.
Eddie Power
Editor
Badra.org