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3.1 The proposed extension of the sales kiosk will comprise of an area of approximately 163 sqm allocated for the retail opportunity, which includes approximately 36 sqm of the current facility.
3.2 Two entrances are provided, one of which is designed for disabled use, new staff welfare facilities, a small storage area and plant facilities for the shop and existing carwash are also included to replace the present arrangements. It is proposed that the retail opportunity will form part of the Spar chain of shops and will be serviced from their distribution centre on the island.
3.3 The proposed development is intended to trade primarily to pass-by trade from motorists as a convenience “top-up” shopping facility ancillary to the main use of the site as a petrol filling station. It is therefore reasonable to expect that the majority of pass-by trade will be from drivers already on the local highway network and as such in terms of the generation of specific new vehicle trips, this number would be very low. In addition the small retail opportunity is likely to be convenient as a top up facility to the localised residential catchment which lies opposite the site in the Ballakermeen Drive area.
3.4 It is understood that the retail opportunity would be expected to provide a basic range of groceries, with confectionary, ambient and chilled foods, tobacco and baked goods. In addition newspapers, magazines, and the type and ranges of associated goods commonly found in small pfs convenience stores providing a ‘top-up’ shopping function.
3.5 With respect to the attractiveness of the Milestone site as a shopping destination it should be noted that the Tesco Douglas Super Store lies within 1.5km as a measured path at Lake Road and should realistically be the venue to which regular main shopping trips are made.
3.6 With respect to fuel servicing arrangements to the pfs; these will remain as existing, with the two to three downloads per week, and there is no change to the route of the tanker within the site as a consequence of the proposed extension.
3.7 With regard to goods in the retail opportunity this will be via a rigid fleet vehicle (7 tonne) with goods on pallets for ease of delivery into the shop. As is normal practice empty pallets and waste goods would be returned to the distribution centre on the same vehicle so there is an unloading/loading process. It is expected that Spar deliveries will be in the order of 5 per week.
3.8 The time of the Spar delivery will be known and as the Spar delivery is from a central distribution centre it will be possible to arrange that the delivery will not be at the same time as that of the fuel tanker. Furthermore the scale of the shop is such that only a small number of pallets will be delivered, and as such the "turnaround time" for drop off and collection of waste will be limited.
3.9 Deliveries of bread and papers will be daily by separate vehicles; freshly baked bread is normally delivered early morning by a rigid vehicle, with newspapers again delivered early and usually by light vans.
3.10 Arrangements for the car wash within the site will remain as current but the car sales area will be totally removed from the site.
3.11 Staff numbers will increase from 2 to 4 staff on duty and two dedicated parking spaces for staff use are provided. With regard to the additional staff it is expected that personnel will be ideally drawn from the locality
3.12 In relation to the traffic generation of the proposed development data has been drawn from the latest version of the TRICS database ref: TRICS 7.1.1 070114 B16.23. Sites have been selected which have similar characteristics as the application site and of the ten sites the well-known operators are four examples of a Tesco Express and filling station, a BP and Safeway, a Texaco and
Somerfield, a Texaco and Coop and finally a BP and Spar. Seven of the stations have 8 pumps, two six pumps and one nine pumps and as such they are very comparable to the 8 pump Milestone station.
3.13
Full details of the TRICS data is provided in Appendix D of this report but in summary the following tables identify the peak hours during the week and weekend.
Table 1 Weekday PFS 8 Pumps {{table:68167}} Table 2 Saturday PFS 8 Pumps
3.14
With respect to level of parking accumulation at the end of each of the surveyed hours the following tables provide an indication together with the corresponding arrivals and destinations
| Trip Rates | Traffic Generations | |||||
| Arrivals | Departures | Total | Arrivals | Departures | Total | |
| 12:00-13:00 | 14.779 | 14.844 | 29.623 | 118 | 119 | 237 |
| Arrivals | Departures | Parking Acc | |
| 06:00-07:00 | 24 | 23 | 1 |
| 07:00-08:00 | 72 | 70 | 3 |
| 08:00-09:00 | 78 | 78 | 3 |
| 09:00-10:00 | 74 | 72 | 5 |
| 10:00-11:00 | 73 | 70 | 9 |
| 11:00-12:00 | 76 | 78 | 7 |
| 12:00-13:00 | 84 | 83 | 8 |
| 13:00-14:00 | 75 | 76 | 7 |
| 14:00-15:00 | 75 | 74 | 9 |
| 15:00-16:00 | 83 | 84 | 8 |
| 16:00-17:00 | 84 | 85 | 7 |
| 17:00-18:00 | 97 | 95 | 9 |
Table 3 Weekday PFS 8 Pumps - parking accumulation Table 4 Saturday PFS 8 Pumps - parking accumulation
3.15 As will be noted the heaviest accumulation occurred at the end of the 10.00 to 11.00 weekend period when 12 vehicles were recorded. On the basis that eight of the vehicles were at the pump stands then four additional vehicles parked either at a separate facility or as part of the queue towards the pump stands were recorded.
3.16 An obvious concern to the Highway Authority is the prospect of inadequate parking being available at such facilities due to either a lack of an adequate number of spaces or by an excessive duration of stay, giving rise to the potential of excessive queue lengths with the prospect of vehicles encroaching from the site entrance back into the public highway.
| 18:00-19:00 | 92 | 94 | 6 |
| 19:00-20:00 | 72 | 75 | 3 |
| 20:00-21:00 | 52 | 57 | 0 |
| 21:00-22:00 | 37 | 39 | 0 |
| Arrivals | Departures | Parking Acc | |
|---|---|---|---|
| 06:00-07:00 | 15 | 13 | 2 |
| 07:00-08:00 | 52 | 48 | 7 |
| 08:00-09:00 | 74 | 73 | 8 |
| 09:00-10:00 | 87 | 84 | 11 |
| 10:00-11:00 | 105 | 104 | 12 |
| 11:00-12:00 | 110 | 110 | 11 |
| 12:00-13:00 | 118 | 119 | 11 |
| 13:00-14:00 | 105 | 107 | 9 |
| 14:00-15:00 | 92 | 93 | 8 |
| 15:00-16:00 | 90 | 92 | 7 |
| 16:00-17:00 | 96 | 93 | 10 |
| 17:00-18:00 | 103 | 102 | 11 |
| 18:00-19:00 | 105 | 110 | 6 |
| 19:00-20:00 | 85 | 88 | 3 |
| 20:00-21:00 | 61 | 60 | 4 |
| 21:00-22:00 | 39 | 40 | 3 |
| 22:00-23:00 | 26 | 31 | 0 |
3.17
Whilst the above table of parking accumulation provides an indication at the end of each hour it is acknowledged that within each hour there will be variations. To provide guidance on the duration of parking an example is provided of duration of stay from information presented by Tesco at a public inquiry into the decision by Calderdale Council to refuse planning permission for a Tesco Express store with ATM on the A629 principal road on its approach to Halifax, West Yorkshire. The scale of the proposed Tesco Express was approximately 420 sqm gross floor space with a retail floor area no greater than 280 sqm. As the extended Milestones proposal provides 163 sqm retail floor space the findings of the Tesco surveys are considered to be particularly robust.
3.18
Based on observations of a trading Tesco Express Store in Wolverhampton the weighted average weekday duration of stay at a standalone Tesco Express store car park is 8.9 minutes. This value includes trips to the ATM as well as the store. The most frequently observed duration of stay was up to 5 minutes and represents in excess of 62% of visits.
3.19
Several other Tesco Express stores provided data to produce traffic generations and based on the duration of stay of 8.9 minutes a maximum of 7 spaces was the predicted demand during the peak period of 18.00 to 19.00. This value was based on the number of vehicle arrivals multiplied by the duration of stay in minutes divided by 60 minutes.
3.20
In comparison with value of 6 given in Table 3 for the weekday parking accumulation 18.00 to 19.00 this provides a degree of validation to the TRICS accumulations.
3.21
Returning to the TRICS accumulations Table 4 Saturday 10.00 to 11.00 indicates that the maximum accumulation is 12 parked vehicles. As stated in 3.12 above based on 8 vehicles at the pump stands then a minimum of four spaces would be necessary.
3.22 Layout plan reference 1317-MS-204-A, Appendix A indicates that two parking spaces are to be provided for staff and 5 parking spaces provided for customers within the pfs. These spaces would be signed and designated for staff and customer usage accordingly.
3.23 On the basis of the data provided it is therefore reasonable to assume that an adequate level of parking provision can be provided within the site for the extended scale of the modest retail offer and that no additional overspill parking will occur.
4.1 Sanderson Associates have been instructed by Mannin Retail Ltd to provide highway consultancy services in connection with their proposals to extend the existing retail opportunity at their Milestone petrol filling station at Peel Road Douglas.
4.2 The proposed development is intended to trade primarily to pass-by trade from motorists as a convenience "top-up" shopping facility ancillary to the main use of the site as a petrol filling station. It is therefore reasonable to expect that the majority of pass-by trade will be from drivers already on the local highway network and as such in terms of the generation of specific new vehicle trips, this number would be very low. In addition the small retail opportunity is likely to be convenient as a top up facility to the localised residential catchment which lies opposite the site in the Ballakermeen Drive area.
4.3 Our investigation has reviewed the operation of the local highway system in relation to traffic flow and accidents and has incorporated official data provided by the Department of Infrastructure.
4.4 The traffic generation of the enlarged retail opportunity has been examined using data which is accepted on the Isle of Man, and both the TRICS data and data provided in relation to a recent planning appeal, and indicates that the proposal will have no material adverse impact on either the use of the site accesses and that adequate car parking for the proposed development can be provided within the bounds of the application site.
4.5 Finally the level of additional servicing can be accommodated within the operation of the development and will be so organised as to not give rise to any conflicts between the pfs use of the site and the retail activities.
4.6 The proposal will include dedicated customer and staff parking facilities and arrangements for disabled access into the retail opportunity.
4.7 It is concluded that in highway terms the proposal is acceptable and the Highways Division of the Department of Infrastructure is requested to confirm these findings.
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