25 August 2023 · Planning Committee
Santon Bridge, Main Road, Santon, Isle Of Man, IM4 1en
Santon Bridge, a historic Manx stone structure over the Isle of Man Steam Railway near Santon Station (Registered Building 278), is proposed for strengthening works due to water ingress damage. The scheme involves excavating to the masonry arch, placing a concrete saddle, constructing a new 300mm thick reinforced concr…
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The scheme contributes to highway safety by widening the bridge and providing better segregation for pedestrians and cyclists, complying with Transport Policies 3, 4, 5 and 6.
General Policy 2
Requires development not to adversely affect landscape/townscape character, provide safe access for highway users, and avoid unacceptable road safety impacts. Assessed compliant as works use traditional materials, widen pedestrian areas safely, and improve highway safety without compromising rail heritage views.
Strategic Policy 4
Proposals must protect or enhance fabric and setting of Registered Buildings. Proposal protects setting of RB 278 by reusing stone, matching existing design, and avoiding large cantilevers visible from station.
Transport Policy 3
New development around rail routes must not compromise tourism/leisure attraction. Works preserve bridge's contribution to station's historic setting using traditional methods.
Transport Policy 4
Highways must accommodate vehicle/pedestrian journeys from developments. Widening provides clear segregation reducing user conflicts.
Transport Policy 5
Highway improvements per environmental objectives. Bat mitigation conditioned to protect biodiversity.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Pedestrian needs given equal weight. Increased footpath width (to 1.2m) and segregation benefits pedestrians/cyclists.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Bat survey
No development shall commence until a bat survey has been submitted to and approved in writing by the Department. The survey shall identify impacts on bat species together with mitigation, where appropriate, including a timetable for its implementation. The development shall not be carried out unless in accordance with the approved details. Reason: In the interest of biodiversity within the site and area.
Use of Manx stone
The corbels, replacement parapet bridge walls and wall capping are to be constructed of Manx stone reclaimed from the existing bridge or equally approved Manx stone. Reason: To ensure that the works respect the design of the existing building, and that the setting of registered building 278 is protected.
Stonework sample panel
No works to construct the replacement bridge parapet walls shall commence until a sample panel of the replacement stonework has been made available to inspect and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of preserving the character and appearance of the site, and to protect the setting of registered building 278.
no significant negative impact upon highway safety, network functionality and/or parking
no objections, content for bat surveys via condition; emergence/re-entry surveys required May-August per Bat Conservation Trust guidelines
support for the proposal; request bat survey of underside and supporting structures prior to works
Highway Services HDC has no objection to the application. DEFA Biodiversity, DEFA Registered Buildings Officer, and Manx National Heritage have no objections but request bat surveys and heritage-related conditions.
Key concern: bat roost potential requiring surveys
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.
DEFA Biodiversity
Conditional No ObjectionThe Ecosystem Policy Team have no objections to the proposals but we need to ensure that bats and their roost spaces are fully taken into account and protected during all stages of development.
Conditions requested: bat emergence/re-entry surveys between May and August will need to be undertaken before any works take place; Bat surveys are required to identify the species of bat utilising the bridge, their abundance and whether they are breeding and this will determine the mitigation required; A report detailing the findings of the surveys, alongside appropriate avoidance and mitigation measures, should be submitted to Planning for written approval prior to any works on the bridge taking place; The Ecosystem Policy Team would be content in this instance for bat surveys to be secured via a condition on approval
DEFA RB Officer
Conditional No Objectionthe current proposal seems to greatly reduce that visual impact and on those grounds do not object to the application; We would however advise you to be satisfied that the works are necessary
Conditions requested: conditions are imposed requiring the use of Manx stone; sample panels are created for prior approval of the works commencing to ensure the quality of the work and material finish proposed
Manx National Heritage
Conditional No ObjectionWhilst we support this application we request that a bat survey of the underside and supporting structures of the bridge is carries out prior to the commencement of works.
Conditions requested: a bat survey of the underside and supporting structures of the bridge is carries out prior to the commencement of works; The survey should include an appropriate assessment of the bridge in relation to bats and should advise on any further survey requirements, as well as providing practical advice on avoidance measures, and where required, mitigation measures
