Chris Balmer Senior Planning Officer Isle of Man Government Planning and Building Control Division Murray House Mount Havelock Douglas Isle of Man IM1 2SF
30 May 2017 Our Ref: LP/NT/GI/05
Dear Mr Balmer,
Planning Application for a Revised Access Road Pursuant to Application 15/01064/B for the Erection of Nine Detached Dwellings with Associated Landscaping and Access at the Site of the Former Grand Island Hotel, Bride Road, Ramsey
I write further to our previous discussions and the extant planning permission at the former Grand Island Hotel site.
Please find enclosed a planning application for a revised access road pursuant to the extant planning consent (15/01064/B). For clarification the following information is enclosed:
Application Form and Certificate
Planning Application Checklist
Certificate of land Ownership
Site Plan – Ref 15022-152
Location Plan – Ref 15022-153
Approved Site Layout – Ref 15022-109A
Extant Planning Permission 15/01064/B
Supporting Statement (below)
In addition a planning application fee of £155 is enclosed.
Supporting Statement
Following the grant of planning permission on 20 December 2016 (Ref: 15/01064/B) discussions have been ongoing with Highway Services regarding the make-up and materials of the access road. Within the planning application documentation, and upon the approved plans, block paving are proposed to the carriageway and footpath of the access road. The approved materials were proposed at a time when it was anticipated the development would remain private and as such the internal road would not require adoption by Highway Services. However, it is now intended that the internal roads will be constructed to adopt standards with Highway Services to adopt the roads in due course.
During these discussions concern was raised with the carriageway and footway width within the approved drawings to the extent that the approved access road is not suitable for adoption. The approved drawings include a 4.5m carriageway, a 1m footway to the north and a 1.8m footway to the south which does not meet the minimum requirements of Highway Services. Following detailed
Northern Trust Company Limited - Registered in England No. 70002
negotiations with Highway Services a satisfactory solution has now been achieved which provides a 5.5m carriageway and 1.8m footway (to the south side of the carriageway) with tarmacadam to both areas. This accords with the requirements of Highway Services and enables the access road to be adopted in due course.
The revised carriageway and footway arrangement lies within the same width as the approved drawings and as a result does not require any additional land.
As set out above the access road will be top coated in tarmacadam, a common material used for highways and footways across the Island. Please see below a photograph of a tarmacadam surface.
The revised access road will satisfy the requirements of Highway Services and incorporates appropriate materials suitable for this location. There is no impact upon the remainder of the approved scheme therefore the revised access road can progress alongside and in accordance with the approved development.
For completeness, please be advised the proposed site layout is set out in accordance with the approved plans. This is particularly prominent in respect of boundary treatments and fencing. Discussions are ongoing in respect of the appropriate boundary treatment and fencing for the development and this will be dealt with in accordance with Condition 5 of planning permission 15/01064/B.
In accordance with the above the revised access road is considered acceptable. I trust the submitted information is sufficient for you to validate and determine the application however please do not hesitate to contact me should you require anything further.
Yours sincerely
John Tootell MTCP MRTPI Planning Manager
Northern Trust Company Ltd Tel: 01257238555 e-mail: [email protected] encs.
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