Tower Farm Planning Statement

1. Visibility - It is acknowledged that the minutes of the meeting with the Highways Department state that they are content that improvement shown would meet with favour from the Department. However there is still a substantial shortfall in visibility to the north, the addition of road marking and upright signing to reduce traffic speeds should therefore be explored at this location.

Designers response - the detailed design proposals on drawing 102 Rev B identify proposed signage and road markings. These will be subject to a section 109 agreement which would be fully agreed with the Department prior to any works being commenced. It would be proposed to carry out the junction improvement works before any building works associated with the house are carried out.

Minutes from the meeting with Highway Services are included for information.

Tower Farm 2710 / 16

Minutes Of Meeting

HELD ON 1st JUNE 2017 AT HIGHWAYS DEPARMENT

Attendees:

Tony Lloyd-Davies Cornerstone Architects TLD Hazel Reid Highways Officer HR

ITEM	CONTENT
1.0 Minutes:

1.1 The meeting was to discuss the visibility splays and the proposals for Tower Farm, revised access. 1.2 Hazel considered the drawings and requested a number of revisions;

Our drawing No 200 to be amended to incorporate visibility splays 2.4 metres back from the highway edge to the apex of the corner to the north. The same position to be taken to the oncoming traffic location ie that of the opposite side where the traffic approaches. This will then allow visibility envelope to be shown on the drawings.

Hazel referred me to compliance with stopping distances, sight lines etc in the document Manual for Manx Roads which refers to the details in the DMRB.

This is a derestricted highway at this location it is known as a primary link which is a strategic route linking urban centres within built up areas.

The speed surveys which had been carried out on the highway have indicated an 85 th percentile speed in a northerly direction of 41.8 miles per hour and in a southerly directs 40.3 miles per hour. At the existing farm access point which represents the more dangerous of the two options. An alternative was then sought at a position approximately 200 metres south of the existing farm access point and identified an 85th percentile speed of 46.8 miles per hour in a northerly direction and 47.6 miles per hour in a southerly direction.

From DMRB standards visibility requirements will be assessed on the 85th percentile of the speed of traffic and from table TD42/95 the visibility for the identified speeds is 135 metres in the " r " distances. From measurement, the available dimension to oncoming traffic is 85 metres and to the apex of the corner on the nearside is 60.5 metres. A comparison between the proposed and the existing access indicates that both are below the standards required for the DMRB consideration however, the proposed access is considerably better than that of the existing access. 1.3 HR advised that she is generally content that the improvements as shown would meet with favour from the Department. 1.4 HR advised of her concerns on a visual basis of the proposals as there would be a significant amendment to the setting of the countryside in this location by carrying out the works as suggested. 2.0 Distribution

All present Client File

Drainage

Surface water will be drained to soakaways and foul water will be drained to a domestic septic tank with associated drainage field all set within the extended land holding. There will be no consequential effect on surrounding property.

Conclusion

Tower Farm and its environs is a well-recognised collection of buildings set in its own land within a tree lined enclosure made up of stone walls and hedgerows. The form is to reflect that which originally dominated the area and is a crisp rectangular format joined by contemporary links. The roof will be natural slate to match the redundant outbuildings which are constructed from less prominent traditional Manx stone.

The context as identified within the Planning Circular 3/91 is fully achieved and the proposal will create interest and respects the route of the public right of way.

The existing tenant has agreed to continue with the grazing on the fields and does not see the redevelopment of the buildings as inhibiting his operation in any way.

The revisions to the highway access represent a significant improvement on what exists currently. It is acknowledged that this is below the standard required for new development, it is also acknowledged that this improvement benefits a number of existing users who frequently access important communications equipment located in the area. The works result in betterment for all road users of the accessway.

The effect of the highway improvements on the context of the countryside in this setting are considered to be minor and the materials used for the walling and entrance are from a compatible palette utilising traditional methods. The access lane has been carefully located to respect the countryside and follows the line of existing hedgerows. The works once complete and with a full calendar year of regrowth will result in an appearance which is not be materially different to that which exists currently.