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Planning Reference 19/00959/B (in association with PA 19/00960/CON)
Homefield Care Home, Woodbourne Road, Douglas, Isle of Man
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Please list all itera ons here:
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Addi onal sheets
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The development comprises of the demoli on of exis ng buildings and erec on of a 73 bedroom elderly persons care home with associated parking, retaining walls and landscaping. The building has a par al lower ground floor housing plant space and back-of-house facili es, and ground plus two storeys of care home bedrooms and associated ameni es.
Excel Architectural are the lead designers of the scheme, and Excel Group are currently nego a ng a contract for the main contractor role to deliver the project.
The purpose of the Construc on Management Plan (CMP) is to ensure Excel Construc on minimise construc on impacts, and relates to all construc on ac vity both on and off site that impacts on the wider environment.
It is intended to be a live document whereby following the ini al submission, different stages will be completed and updated as the development progresses, aligning with the Construc on Phase Health and Safety Plan.
The completed and signed CMP must address the way in which any impacts associated with the proposed works, and any cumula ve impacts of other nearby construc on sites, will be mi gated and managed.
The approved contents of this CMP must be complied with unless otherwise agreed with the Council in wri ng. Excel will work with the Council to review this CMP if problems arise during construc on. Any future revised plan must also be approved by the Council and complied with therea er.
It should be noted that any agreed CMP does not prejudice or override the need to obtain any separate consents or approvals such as road closures or hoarding licences.
The Planning Applica on by Homefield Care Limited, Ref 19/00959/B, for the Demoli on of exis ng buildings and erec on of 73 bedroom elderly persons care home with associated parking, retaining
walls and landscaping (in associa on with PA 19/00960/CON) was approved in the Planning Commi ee on the 15th November 2019, and received approval for Minor Change Applica on 23/00583/MCH on 25th July 2023.
Condi on 11 of the Approval No ce states the following:
Prior to the commencement of any construc on work including site clearance a Construc on Management Plan (CMP) shall be submi ed to and agreed in wri ng by the Department. The approved CMP shall be adhered to for the dura on of the construc on period.
Reason: To ensure highway safety and to minimise any nega ve impact upon the highway network in accordance with General Policy 2 (h&i).
In addi on the Department of Infrastructure Highways Services planning applica on response dated 30/10/19 includes specific requirements of the CMP:
‘Due to the scale of the development the developer would need to provide a Construc on Management Plan (CMP) prior to the start of any construc on which should state the following informa on (note that this is not necessarily an exhaus ve list and further informa on may be required on submission of the CMP):
| Address: Homefield, Woodbourne Road, Douglas, IM2 3AS Planning reference number to which the CMP applies: 19/00959/B (in associa on with PA 19/00960/CON) |
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| Name: Jonathan Staley Address: Excel Group, Unit 1C Balderton Court, Balthane, Ballasalla, IM9 2AJ Email: [email protected] Phone: 01624 628404 |
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| Name: Simon Black-Kay Address: Homefield, Woodbourne Road, Douglas, IM2 3AS Email: [email protected] Phone: 01624 628404 |
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| Name: as per Q3 Address: Email: Phone: |
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| Name: Jonathan Staley Address: Excel Group, Unit 1C Balderton Court, Balthane, Ballasalla, IM9 2AJ Email: [email protected] Phone: 01624 628404 |
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Please provide a site location plan and a brief description of the site, surrounding area and development proposals for which the CMP applies.
| The project consists of the erec on of a 73 bedroom elderly persons care home with associated parking, retaining walls and landscaping.<br><br>Homefield is located on the approach to Douglas Town Centre along Woodbourne Road. It is bound by Murrays Road, Salisbury Street Care Home constructed in 2016 and Africa House.<br><br>The site area of Homefield is approx. 1.06 Acres The site is currently zoned for ‘predominately residen al’ development and is located in the Woodbourne Road Conserva on Area. The site is rela vely flat along the North-East boundary (Woodbourne Road) but slopes down towards the South-East boundary (retaining wall between Homefield and Salisbury Street Care Home) A high Manx stone wall forms the boundary on all 4 sides, with vehicle entrances from Woodbourne Road and Murrays Road.<br><br> |
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| The site previously accommodated (now demolished) the following buildings:<br><br>- The main house/villa and a single storey annex<br>- Large double or triple garage on Woodbourne Road<br>- Single storey doctor’s surgery on Murrays Road<br>- Timber prefabricated building within the site<br>- Single storey building built against the boundary wall to Africa House<br><br><br> |
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Please provide a brief descrip on of the construc on works including the size and nature of the development and details of the main issues and challenges (e.g. narrow streets, close proximity to residen al dwellings etc).
| The project will consist of the following work:<br><br>1. Demolition of the existing buildings on the site (now complete other than removal of some arisings)<br>2. Construction of a 3 storey care home comprising of 73Nr bedrooms, with a basement section accommodating plant space, kitchen, stores and staff areas along Murrays Road. The building takes the form of an L shape, derived from the existing boundaries, features, topography, requirement for parking and external amenity space for residents<br>3. Ancillary accommodation including entrance lobby, 2Nr offices, lift to all floors, lounges, quiet lounges, dining rooms, kitchen, laundry, staff changing, stores, assisted bathrooms and hairdressers<br>4. Building to be constructed with strip foundations, suspended ground floor slab, blockwork loadbearing walls, composite floor plates and timber truss roof structures. The envelope is a combination of masonry and render, with areas of curtain walling.<br>5. Plant room including sprinkler tank and installation of air source heat pump equipment for heating<br>6. Associated drainage and surface water attenuation<br>7. Adequate vehicle circulation and parking provision<br>8. Adequate external hard and soft landscaping, including significant terracing to the rear of the building to account for the level changes across the site<br>9. Alterations to existing boundary treatments<br><br><br>The main issues and challenges for the project delivery include:<br><br>1. The surrounding largely residential neighbourhood<br>2. The level changes across the site resulting in a partial basement and a series of terraced landscaping levels<br>3. Availability of area on site for storage of building materials<br>4. Traffic management and selection of delivery vehicles – site and area are not suitable for articulated lorries.<br>5. Tower crane location to facilitate material distribution and construction to limit mobile crane requirements<br>6. LV electrical connection – likely requirement for cable route to extend to Woodbourne Avenue<br> |
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Please provide the proposed start and end dates for each phase of construction as well as an overall programme timescale.
| The project is expected to commence following Building Control Approval and confirma on of acceptance of all pre-commencement planning condi ons, with a likely start date of September 2024, and a construc on period of circa 19 months |
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Please confirm the standard working hours for the site, no ng that the standard working hours for construc on sites in Isle of Man are as follows:
8.00am to 6pm on Monday to Friday 8.00am to 1.00pm on Saturdays No working on Sundays or Public Holidays
| The Homefield construc on works will be expec ng to operate to the standard working hours above |
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Please identify the nearest potential receptors (dwellings, business, etc.) likely to be affected by the activities on site (i.e. noise, vibration, dust, fumes, lighting etc.)
| Salisbury Street Care Home – to South-Eastern boundary Hopes & Dreams Nursery – Woodbourne Road Surrounding residen al proper es Scoill yn Jubilee Primary School – Laureston Avenue Dot Performance – Woodbourne Road Family Placement Services – Woodbourne Road |
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Please provide a plan of existing or anticipated construction sites in the local area and please state how your CMP takes into consideration and mitigates the cumulative impacts of construction in the vicinity of the site.
| No significant adjacent or nearby construc on sites |
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Please ensure that a suitable, risk assessed vehicle route to the site is specified and that the route is communicated to all contractors and drivers.
Routes should be carefully considered and risk assessed, taking into account the need to avoid where possible any major cycle routes and trip generators such as schools, offices, stations, public buildings, museums etc.
Consideration should also be given to weight restrictions, low bridges and cumulative impacts of construction (including neighbouring construction sites) on the public highway network. The route(s) to and from the site should be suitable for the size of vehicles that are to be used.
Please show vehicle approach and departure routes between the site and the wider trunk road network. Please note that routes may differ for articulated and rigid HGVs.
Routes should be shown clearly on a map, with approach and departure routes clearly marked.
Please confirm how sub-contractors and delivery companies will be made aware of the route (to and from the site) and of any on-site restric ons, prior to undertaking journeys.
| Traffic Management Plan including the agreed vehicle routes will be distributed to the supply chain as part of any contractual agreement, and confirmed again at the pre-start Health and Safety mee ng.<br><br>Spot checks will be carried out as required to confirm that vehicles are following the agreed routes. |
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Please provide details of the types of vehicles required to service the site and the approximate number of deliveries per day for each vehicle type during the various phases of the project.
| Substructure Phase<br><br>- 32t tipper (muckaway and material delivery) – 6 per day<br>- Concrete wagons – 8 per day on pour days<br>- Flat bed deliveries (reinforcement, blockwork, drainage etc) – 3 per day<br>- Skip movements – 1 per week<br>- 3.5t van (general deliveries) – 2 per day<br><br><br>Superstructure Phase<br><br>- Concrete wagons – 8 per day on pour days<br>- Flat bed deliveries (reinforcement, blockwork, brickwork, insulation) – 5 per day<br>- Skip movements – 2 per week<br>- Scaffold lorry movements – 1 per day<br>- 3.5t van (general deliveries) – 3 per day<br>- Windows and curtain walling – 1 per week<br>- Other specialist deliveries inc. roof trusses – 1 per week<br><br><br>Internals Phase<br><br>- Flat bed deliveries (plasterboard, studwork, MEPH fittings, flooring etc) – 3 per day<br>- Skip movements – 2 per week<br>- 3.5t van (misc. finishes and MEPH deliveries) – 5 per day<br>- Specialist deliveries (arch. Metalwork, FF&E etc) – 3 per week<br> |
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Please specify the permitted delivery times.
| Deliveries will be accepted between 8am and 5pm Monday to Friday and 8am to 1pm on Saturday.<br><br>Vehicles should not come to site and wait outside the gate prior to 8am, as this is likely to impact on local residents/businesses and may impact on general road movements.<br><br>No facili es will be available on site for staff or visitor parking, opera ves and visitors are requested to u lise public transport wherever possible, and if driving, to pool vehicles where possible and park in non-residen al bays or parking spaces within the local vicinity. |
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Please consider any constrained manoeuvres along the proposed route and at the site entrances, consider use of swept path analysis if required.
| The works carried out for the demoli on of the exis ng buildings provided good opportunity to physically prove vehicle manoeuvres – from Woodbourne Road, low loaders are able to access the site to deliver plant and concrete and muckaway lorries can access and egress comfortably.<br><br>Vehicle movements into and out of the Murrays Road access will be more limited, but with the parking bay suspension opposite it is s ll expected that concrete lorries, flat beds and muck away lorries will be able to reverse into the site and drive out. |
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Consideration should be given to the location of any necessary holding areas/waiting points for sites that can only accommodate one vehicle at a time/sites that are expected to receive large numbers of deliveries. Vehicles must not queue or circulate on the public highway. Whilst deliveries should be given set times to arrive, dwell and depart, no undue time pressures should be placed upon the driver at any time.
| Off site holding areas to be agreed dependent on vehicle size. Generally deliveries to be arranged on a just in me basis and coordinated to avoid idling vehicles outside of the site.<br><br>Nobles Park/Grandstand parking area to be considered if required |
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Vehicles entering and leaving the site should be carefully managed, using gates that are clearly marked and free from obstacles. Traffic marshals must ensure the safe passage of all traffic on the public highway, in par cular pedestrians and cyclists, when vehicles are entering and leaving site, par cularly if reversing.
Traffic marshals, or site staff ac ng as traffic marshals, should hold the relevant qualifica ons required for direc ng large vehicles when reversing. Marshals should be equipped with ‘STOP – WORKS’ signs (not STOP/GO signs) if control of traffic on the public highway is required. Marshals should have radio contact with one another where necessary.
| No pit lane requirements. Main access to site via the exis ng entrance on Woodbourne Road, with a secondary access point for smaller vehicles on Murrays Road. |
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| Gateman/Traffic Marshall to assist in bringing construc on vehicles into and out of the site, stopping traffic and checking for pedestrian movements. Larger vehicles will not be able to turn within the site and should therefore reverse into the site (under the guidance of the traffic marshall) and then drive out of the site. |
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| See comments above |
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| Use of hardstanding for vehicle movements within the site for deliveries is expected, and the provision of a jet wash at the site gates will be required should there be a risk of mud tracking out onto the public highway.<br><br>Road sweeper provision will also be considered as a secondary measure if required, but should not be relied upon as a primary control. |
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This sec on is only relevant if loading/unloading is due to take on the public highway and it has been agreed with the local authority that a dedicated pit lane is not viable/necessary. If loading is taking place on site, or in a dedicated pit lane, please skip this sec on.
| No loading/unloading expected on the public highway |
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| N/A |
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Parking bay suspensions should only be requested where absolutely necessary. A space cannot be suspended for convenience parking. Building materials and equipment must not cause obstruc ons on the highway. Building materials may only be stored on the public highway if permi ed by local authority.
Please provide details of any proposed such changes on the public highway which are necessary to facilitate the construc on works. Where these changes apply to parking bays, please specify the type of bays that are to be impacted and the an cipated meframes.
| Suspension of the single parking bay opposite the Murrays Road entrance to the site to be considered dependent on size of vehicle used.<br><br> |
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Pedestrians safety must be maintained if diversions are put in place. Vulnerable footway users must be considered as part of this. These include wheelchair users, the elderly, those with walking difficul es, young children, those with prams, the blind/par ally sighted. Appropriate ramps must be used if cables, hoses, etc. are run across the footway.
Please note that footway closures are not permi ed unless there is no alterna ve. Footway access must be maintained using a gantry or temporary walkway in the carriageway unless this is not possible. Where this is not possible, safe crossing points must be provided to ensure that pedestrian access is maintained. Where formal or controlled crossing points are to be suspended, similar temporary facili es must be provided.
Please provide details of any diversion, disrup on or other an cipated use of the public highway during the construc on period. Please show loca ons of diversion signs on drawings or diagrams and provide these in the appendices. Please use the following space to outline these changes to and to reference the loca on of any associated drawings in the appendices.
| No footway/pavement closures planned, apart from when construc ng the Manx Stone walls along Murrays Road, and when bringing in new u li es to the site.<br><br>Works to the stone walls to the site boundary along Murrays Road expected to take circa 6 weeks, and will require a pavement closure. |
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Please indicate if any changes to services are proposed to be carried out that would be linked to the site during the works (i.e. connec ons to public u li es and/or statutory undertakers’ plant). Larger developments may require new u lity services. If so, a strategy and programme for coordina ng the connec on of services will be required. If new u lity services are required, please confirm which u lity companies have been contacted (e.g. MUA, Manx Energy, Manx Telecom etc.) You must explore op ons for the u lity companies to share the same excava ons and traffic management proposals. Please supply details of your discussions.
| Electrical incoming supply needs to come from the substa on on Woodbourne Avenue and is therefore the most disrup ve u lity works, discussions are ongoing with MUA to agree the ming and final rou ng along with traffic management plans.<br><br>Water connec on point is yet to be agreed with MUA but supplies are available on both Woodbourne Road and Murrays Road.<br><br>Communica ons ducts are accessible within the pavement on both Woodbourne Road and Murrays Road.<br><br> |
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| Foul and Storm connec on points are to be agreed with MUA, however recent feedback indicates this may not be able to be facilitated within the site boundary and therefore may involve trenching and connec ons within the public roadway.<br><br> |
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Please provide a drawing showing the planned logis cs arrangements, including storage areas and li ing equipment inc craneage. Note mul ple phasing drawings may be required.
| For the main phase works, a self erector tower crane will be u lised, located centrally on the site to provide suitable reach to all areas. The building envelope will be accessed via scaffold, with loading bays for material distribu on spread along the façade.<br><br>Site Welfare is shown to the corner of the site, with separate pedestrian access alongside the Murrays Road vehicle entrance.<br><br>Skips and containers will be located in the future parking area parallel to Woodbourne Road, which is also where the primary offloading and loading area will be located. When required during certain phases of the project, a telehandler will be used to assist with offloading.<br><br>The ered hard landscaping areas to the rear of the building will be u lised for site storage, with the retaining wall structures installed as early as possible in the works sequence to allow for backfill and effec ve use of the areas for storage and material distribu on.<br><br>The site perimeter is formed u lising the exis ng manx stone walls wherever possible, with proprietary access gates and return hoarding to the two vehicle entrances and a pedestrian gate providing clear access points into the site. |
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Please confirm security arrangements to prevent unauthorised access onto the site.
| Vehicle gates will remain closed when not in use, and locked when not manned. A separate pedestrian gate will be provided on Murrays Road which will have a digilock access during the working day, with the code being given out during the site induc on, and padlocked outside of working hours. |
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Please confirm site welfare and office arrangements and that these meet the expected workforce levels at peak. Note multiple phasing drawings may be required.
| As per site logis cs drawings above, the site cabins will be located to the South-East of the site and will include 1Nr toilet block, 1Nr Canteen, 1Nr Office, 1Nr Drying Room and 1nr Office/Mee ng Room. If required at peak an addi onal toilet block can be provided.<br><br>The non-toilet units will be stacked in a 2-on-2 arrangement, with a staircase leading to a scaffold landing to access both upper units.<br><br>Workforce levels are expected to peak at circa 60 opera ves as the structures and envelope phase is reaching comple on and the internal fit out works commence. |
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Please list all noisy opera ons and the construc on methods used, and provide details of the mes that each of these are due to be carried out.
| - Breaking up of existing foundations<br>- General excavator/plant noise<br>- Scaffold erection<br>- Concrete works<br>- Localised steel erection<br>- Masonry works<br>- Use of self erector mobile crane<br><br><br>No specific noisy ac vi es, generally tradi onal build techniques, and size of project dictates the use of small to medium plant and machinery.<br><br>Works carried out during normal working day 8am to 6pm. |
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08.02Background Noise Data
Please confirm when the most recent pre-construc on noise survey was carried out and provide a copy. If a noise survey has not taken place, and it has been requested by the local authority, please indicate the date (before any works are being carried out) that the noise survey will be taking place, and agree to provide a copy.
| Background noise survey not yet undertaken but will be carried out as part of the acous c design works and review of ASHP noise output. |
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Please provide predic ons for noise levels throughout the proposed works.
| Noise levels on site are not expected to exceed 70dB LAeq over a 10 hour working day at the site boundary. |
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Please provide details describing mi ga on measures to be incorporated during the construc on works to prevent noise and vibra on disturbances from the ac vi es on the site, including the ac ons to be taken in cases where these exceed the predicted levels.
| - Manx stone walls to boundary forming permanent sound barrier<br>- Tower crane placed centrally within the site, and shielded by building structure as the works progress<br>- No piling works limiting vibration impact<br>- Use of composite deck for superstructure floor decks is less intrusive than hollowcore or beam and block<br>- Attenuation to generators as needed<br>- Site accommodation located to rear of site at Africa House boundary<br>- Daily plant checks carried out to ensure equipment is in good order<br> |
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Please provide specific details on how air pollu on and dust nuisance arising from dusty ac vi es on site will be prevented. This should be relevant and propor onate to ac vi es due to take place, with a focus on both preventa ve and reac ve mi ga on measures.
| - Damping down of any stockpiles of material<br>- Site mixing of mortar to be done in controlled manner in a segregated area<br>- Road sweeping as required to on site hardstandings<br>- Block/brick cutting to be done in controlled area with water fed table saw<br>- No stone/paving/concrete cutting without proprietary water feed to tool head<br>- Internal fit out works to be kept clean on a daily basis, ideally hoovered rather than swept<br> |
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Please provide details describing how any significant amounts of dirt or dust that may be spread onto the public highway will be prevented and/or cleaned.
| - Retain hardstanding if possible for site vehicles to use as temporary roadway<br>- Early installation of permanent hardstanding up to wearing course / capping layer<br>- Use of jetwash to clean wheels before leaving site as required<br>- Roadsweeper to be used to clean public highway as a secondary reactive solution<br> |
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Please provide details about how rodents, including rats, will be prevented from spreading out from the site. You are required to provide informa on about site inspec ons carried out and present copies of receipts (if work undertaken).
| - Pest control measures to be put in place as part of site establishment<br>- Canteen/food waste to be stored in closed skip/bin<br>- Regular site inspections<br> |
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Please confirm when an asbestos survey was carried out at the site and include the key findings.
| - Demolition and refurbishment survey carried out prior to demolition works commencing<br>- No known asbestos remaining on site<br>- Groundworkers all to be given tool box talk on asbestos awareness as residual risk may remain for contamination within the ground<br> |
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Complaints o en arise from the conduct of builders in an area. Please confirm steps being taken to minimise this e.g. provision of a suitable smoking area, tackling bad language and unnecessary shou ng.
| - Proprietary covered smoking area to be provided<br>- Use of site radios as required to limit unnecessary shouting<br>- Site rules to include no bad language and no shouting and no loitering outside of the site<br>- Site induction to include reference to key site rules<br>- All subcontractors to be members of CIOM<br> |
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Vehicle engine idling (leaving engines running whilst parked or not in traffic) produces avoidable air pollu on and can damage the health of drivers and local communi es.
Please provide details about how you will reduce avoidable air pollu on from engine idling:
| - Arrange just in time and coordinated deliveries to reduce any vehicle standing time<br>- Tool box talk to be carried out for all machine operators on site on the issues of engine idling<br>- Selection of highest quality plant with anti-idling settings<br>- All site management and supervisors to be aware of engine idling and challenge operators as required<br> |
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Poor mental health is inextricably linked to physical health, which in turn impacts performance and quality, and ul mately affects produc vity, crea vity and morale. Workers in the construc on industry are six mes more likely to take their own life than be killed in a fall from height.
Please state your approach to mental health for the project:
| - Target Mental Health Awareness training for all management<br>- Minimum of 1 mental health first aider in Excel<br>- Tool Box Talks for all operatives<br>- Drive a mental health awareness promotion on site – consider link up with local mental health charity (Isle Listen / Manx Minds / Bridge the Gap) and CIOM<br> |
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