5 March 2019 · Planning Committee
Camp Park Toilets, Derby Road, Peel, Isle Of Man, IM5 1hp
The proposal involves redesigning the shared access serving the Western Swimming Pool and Peel Campsite on Derby Road, moving the entrance 10m eastwards, removing the existing turning circle and bus layby, adding children's play equipment up to 5m high including a castle, slides, and swings, creating parking spaces, a …
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The officer assessed highway safety as the primary concern, noting contrasting views between Highway Services and the applicant on applicable standards from Manual for Manx Roads, Manual for Streets, …
Strategic Policy 10
Requires new development to promote integrated transport by minimising car journeys, maximising public transport, not adversely affecting highway safety, and encouraging pedestrian movement. Officer assessed proposal as compliant due to improved access visibility, layby for drop-off near pedestrian path to pool, and no increase in traffic generation over existing use equivalent to 210-300 dwellings.
General Policy 2
Permits development in accordance with zoning if it respects site/surroundings in siting/layout/scale/design/landscaping, does not harm landscape/townscape character, incorporates trees/topography, provides safe access/parking, does not affect road safety/traffic, and considers safety/security. Officer found proposal acceptable as it reduces hard surfacing, replaces trees, improves access safety/clarity, and includes conditions for fencing/gates despite highway concerns overruled by site-specific improvements.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Layby restrictions
Notwithstanding drawings P02 and P01a, the proposed layby may not be used for the parking of buses or coaches. Prior to the creation of the layby, a scheme must be approved by the Department which prevents the lawful use of the layby by buses or coaches and which restricts the use of the layby to dropping off and picking up only. The development must be undertaken in accordance with this scheme and the restrictions put in place prior to the use of the layby and retained as such. Reason: The parking of larger vehicles within the layby for longer periods of time would impede visibility of and from the new access, contrary to the interests of highway safety.
Fencing details
Prior to the installation of any play equipment, details of the proposed fencing, if this is to be anything other than 1m high vertical timber spaced fencing, must be approved by the Department and the development carried out in accordance with these details. No other fencing may be erected. Reason: The site is adjacent to the highway and if overly high or of an inappropriate design could have an unacceptable impact on the appearance and character of the area.
Pedestrian safety provision
The development must include provision to prevent pedestrians from running straight from the pool entrance onto Derby Road, possibly in the form of staggered railings on the path. Details of this must be approved by the Department prior to the completion of the scheme and the development carried out in accordance with these details and the approved provisions must be retained thereafter. Reason: In the interests of pedestrian and highway safety.
do not oppose the application
supports the application and hopes issues resolved quickly for works before camping season; young customers keen for play area
DEFA Forestry raised queries on tree removal/retention clarity and recommended additional planting; Highways Division objected due to inadequate visibility splays and unsafe bus layby location; Peel Town Commissioners had no objection.
Key concern: inadequate visibility splays failing DMRB standards and unsafe bus layby location per Road Safety Review
DEFA Forestry
No CommentFor some trees it is not clear whether they are being retained or removed.; Presumably these are to be removed, but this requires confirmation.; Retention is possible but a protection plan would be required if this was the case. Again this requires confirmation.; Assuming all the trees to the West of the existing access are going to be removed I think there should be some additional planting
Conditions requested: protection plan would be required if pine tree east of access is to be retained; additional planting at west end of site if trees to the West are removed
Peel Town Commissioners
No ObjectionPeel Town Commissioners... do not object to the proposals contained within these applications
Department of Infrastructure’s Highways Services Division
ObjectionThe proposed development needs to resolve the issues identified in the RSR to be considered safe; The visibility of the proposed access should meet DMRB standards regardless of traffic levels; New bus stops should be located in the safest positions on the public highway; The new bus layby is situated in a location that will impede visibility of the access to the pool and playground
Conditions requested: Option 1: revised scale site plan showing visibility splays of 2.4m x 70m to nearside kerb in both directions; Option 2: signing/lining scheme for 2.4m x 47m splays per Manual for Streets 2 (MfS 2) for 33mph traffic; Section 109 Highway Agreement to close existing site access and create new access; relocate bus layby further west to ensure 70m visibility splay and not open ended; traffic order for buses only in layby; staggered pedestrian railing on footpath north of Derby Road
