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Isle of Man Government County of St. Francis
CABINET OFFICE Government Office DOUGLAS Isle of Man IM1 3PN Direct Line (01624) 685280 Fax Number (01624) 685710 Email [email protected]
CHIEF SECRETARY Will Greenhow ACMA
23rd February 2021
Planning Secretary DEFA Planning & Building Control Division Murray House Mount Havelock Douglas IM1 2SF
Our Reference: L12-13/DF20/0001
Dear Mr Visigah, Paul,
Ref Applicant: Proposal: Address:
20/00853/B Department Of Environment, Food And Agriculture Alterations and creation of a parking area and access Junction Brandywell / Sartfell Road B10 With West Baldwin Road B22 Opposite Sartfell Plantation Access Road From Governor Lochs Road Sartfell Kirk Michael Isle Of Man
Thank you for your letter concerning the above captioned application which will be passed to the Inspector appointed to consider the matter.
If you have anything further that you wish to add to your previous submission I should be grateful if you send it to me by 5 p.m. on 9th March 2021. A copy of your statement will be made available to the other parties involved in this application and, therefore, it would be appreciated if you could supply 10 COLLATED SETS of your submission of case. If you would prefer to submit your statement electronically, please send it to [email protected].
This matter is scheduled to be dealt with by way of written submissions only without appearing before the Inspector at an inquiry. Please advise me in writing if you are in agreement for this procedure to be followed, but if no reply is received by the date stated above it will be considered as agreement with this procedure.
Yours faithfully,
A Johnstone Planning Appeals Administrator On behalf of the Chief Secretary
Planning Application Response
Email: [email protected] Officer: SH
Date of Response: 18 September 2020 Date of Application: 30 Jul 2020 Application Reference: 20/00853/B
Location Address: Junction Brandywell / Sartfeil Road B10 With West Baldwin Road B22 Opposite Sartfeil Plantation Access Road From Governor Lochs Road Sartfeil Kirk Michael Isle Of Man
Description: Alterations and creation of a parking area and access
Highways Comments:
The proposal for a 20 space car park is of merit to potentially remove parked vehicles from causing obstructions and verge damage on the B10 and U69, particularly when there is inclement weather.
The proposed car park access from the U69, Governor Lochs Road is far from ideal being too close to the B10 junction. This could lead to drivers cutting across the road to and from the access, but given other constraints, like water courses, would on balance present a workable arrangement given the quantity of likely users at any one time would be low to moderate.
The junction of Governor Lochs Road with the B10 should be drawn as 'Give Way' not a 'Stop' with appropriate markings and signs. The visibility splay of 160m to the left and 120m to the right is acceptable on the adjoining banks being retained at the proposed height of 450mm.
On Governor Lochs Road, the area between the B10 and the gate should be better distinguished to reduce the risk of parking and obstructing the U69 and the car park entrance / exit. Further details are necessary.
Works in the highway, including markings and signs would require further technical approval of Highways and all such would payable by DEFA Forestry; the works all being associated with the proposal.
Notwithstanding, opportunity should not be missed for a more accessible and inclusive arrangements with an extension or repositioning of the car park, such as to better cater for users of the Green Lane, including cyclists and equestrian users, provision of a safe route for walkers, including a crossing point to access the Michael Hill trail, Baltic Greenway, U16 Ballacurn Road. Alternatively, to relocate the car park southwards or to form in and out arrangement using the B22 as an exit.
The proposed car park is relatively small and whilst being capable of accommodating up to 20 cars, there is need to cater for other vehicle types such as vans with bicycles, trailers, horse boxes, including those towed by 4x4's and motor bikes. Van and horse boxes require more space to park as well as to manoeuvre. Highway Services have considered provision of a loading and unloading point which, logically, should be on the south side of the road to the north of the proposed car park, but this would encourage parking within the visibility splay, creating
a hazard, especially in the event of low cloud. An extension of the car park is considered necessary with adequate provision to cater for all users with details to be submitted.
Within the car park, car bays should be 5 x 2.5m. Whilst it would be impossible to mark bays on gravel an alternative arrangement using railway sleepers or similar should be considered to avoid inconsiderate parking which is often commonplace. Additionally, there provision should be made for waste bins, a solar powered charging point, a horse block, benches, information boards and height barriers. Consideration should be given to an adverse impact of a flood event. Details are necessary.
The form of the gate across Governor Lochs Road should be altered to improve access for all users, such as by providing a horse friendly latch and for cyclists and walkers, such as the inclusion of a pedestrian / cycle gate. Again details should be submitted.
The proposal for car park would potentially reduce parking hazards on the adjoining roads. To fully satisfy Highways and address safety and usability to, from and within the car park, further details are necessary as indicated above.
Recommendation: Additional information and revisions. Department of Infrastructure Sea Terminal Building, Douglas, Isle of Man, IM1 2RF
Planning statement on behalf of the Department relative to:
Alterations and creation of a parking area and access
Junction Brandywell / Sartfeil Road B10 With West Baldwin Road B22 Opposite Sartfeil Plantation Access Road From Governor Lochs Road Sartfeil Kirk Michael Isle Of Man
PA Reference 20/00853/B Prepared on behalf of the Planning Authority by Mr Paul Visigah, B.Tech Hons, MSc, MRTPI Senior Planning Officer
Department of Environment Food and Agriculture, Planning & Building Control, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950
3.1 The application site falls within an area zoned as Areas of Land Owned by the Isle of Man Forestry, Mines and Lands Board or the Government Property Trustees under the 1982 Isle of Man Development Plan.
3.2 Given that the site is not designated for development on the development Plan, there is a presumption against development in such areas other than for certain purposes as set out in General Policy 3 of the Strategic Plan. Such purposes include buildings or works required for interpretation of the countryside, its wildlife or heritage. Paragraph 10.3.2 of the Strategic Plan also promotes health and well-being and the role which open space plays in this, including as a "means of improving the health and fitness of the Islands population".
3.3 The Isle of Man Strategic Plan also contains the following policies that are considered specifically relevant to the assessment of the current planning application:
3.4 Environment Policy 1 states that:
"The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an overriding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
3.5 Environment Policy 4: Development will not be permitted which would adversely affect: (a) species and habitats of international importance: (i) protected species of international importance or their habitats; or (ii) proposed or designated Ramsar and Emerald Sites or other internationally important sites. (b) species and habitats of national importance: (i) protected species of national importance or their habitats; (ii) proposed or designated National Nature Reserves, or Areas of Special Scientific Interest; or (iii) Marine Nature Reserves; or (iv) National Trust Land.
(c) species and habitats of local importance such as Wildlife Sites, local nature reserves, priority habitats or species identified in any Manx Biodiversity Action Plan which do not already benefit from statutory protection, Areas of Special Protection and Bird Sanctuaries and landscape features of importance to wild flora and fauna by reason of their continuous nature or function as a corridor between habitats.
Some areas to which this policy applies are identified as Areas of Ecological Importance or Interest on extant Local or Area Plans, but others, whose importance was not evident at the time of the adoption of the relevant Local or Area Plan, are not, particularly where that plan has been in place for many years. In these circumstances, the Department will seek site specific advice from the Department of Agriculture, Fisheries and Forestry if development proposals are brought forward.
3.6 Paragraph 7.4: Landscape Protection
7.4.1 Development which is permitted in 'Areas of High Landscape or Coastal Value and Scenic Significance' or in important landscape and coastal areas as recognised by any new landscape classification, will be subject to higher design standards than would normally be required. Development must be properly integrated into the landscape in terms of scale, materials, architectural style, engineering works and landscaping. Landscape features such as trees, hedgerows, sod banks or traditional stone walls which are important to landscape character should be retained. In cases where development is not capable of being
3.7 Strategic Policy 10 states:
"New development should be located and designed such as to promote a more integrated transport network with the aim to:
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20/00853/B
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Transport Policy 4: The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan.
4.1 There are no previous planning applications for the application site or within the vicinity of the application site that are considered relevant in the assessment and determination of this application.
Copies of representations received can be viewed on the government's website. This report contains summaries only. 5.1 The Department of Infrastructure (DOI) Highways Division had previously requested additional information and revision with the following comments in the letter dated 18 September 2020:
The proposal for a 20 space car park is of merit to potentially remove parked vehicles from causing obstructions and verge damage on the B10 and U69, particularly when there is inclement weather. The proposed car park access from the U69, Governor Lochs Road is far from ideal being too close to the B10 junction. This could lead to drivers cutting across the road to and from the access, but given other constraints, like water courses, would on balance present a workable arrangement given the quantity of likely users at any one time would be low to moderate.
The junction of Governor Lochs Road with the B10 should be drawn as 'Give Way' not a 'Stop' with appropriate markings and signs. The visibility splay of 160 m to the left and 120 m to the right is acceptable on the adjoining banks being retained at the proposed height of 450 mm .
On Governor Lochs Road, the area between the B10 and the gate should be better distinguished to reduce the risk of parking and obstructing the U69 and the car park entrance / exit. Further details are necessary.
Works in the highway, including markings and signs would require further technical approval of Highways and all such would payable by DEFA Forestry; the works all being associated with the proposal.
Notwithstanding, opportunity should not be missed for a more accessible and inclusive arrangements with an extension or repositioning of the car park, such as to better cater for users of the Green Lane, including cyclists and equestrian users, provision of a safe route for walkers, including a crossing point to access the Michael Hill trail, Baltic Greenway, U16 Ballacurn Road . Alternatively, to relocate the car park southwards or to form in and out arrangement using the B22 as an exit.
The proposed car park is relatively small and whilst being capable of accommodating up to 20 cars, there is need to cater for other vehicle types such as vans with bicycles, trailers, horse boxes, including those towed by $4 \times 4^{\prime}$ s and motor bikes. Van and horse boxes require more space to park as well as to manoeuvre. Highway Services have considered provision of a loading and unloading point which, logically, should be on the south side of the road to the north of the proposed car park, but this would encourage parking within the visibility splay, creating a hazard, especially in the event of low cloud. An extension of the car park is considered necessary with adequate provision to cater for all users with details to be submitted.
The Ecosystem Policy team confirm that we are happy with the submitted plans and Common Lizard Migration report. If this application is approved, we request the following condition:
The development shall be undertaken strictly in accordance with the migration measures for legally protected Common Lizards as specified in the Common Lizard Migration report produced by the Manx Wildlife Trust dated October 2019. The identified measures shall be adhered to and implemented in full and maintained thereafter.
I wish to formally respond regarding the proposed planning application for the creation of a car park at Junction Brandywell / Sartfell Road B10.
Whilst I am pleased to see such application, I am disappointed to view the plans and see that the car park would not support the parking of horse trailers and horse boxes.
As you will be aware, the car park is at an end of the only bridleway on the island and whilst it does support cars to park for walkers, cyclists, runners etc to use the greenlane and bridleway, there has been no consideration for horse riders. If access were to be improved to enable horse riders, this would support the safer off road riding which I am passionate about. I work as an Equestrian Safety Community Volunteer through the road safety team within DHA and would strongly request a deferral for further consideration to be given to horse riders in this planning application.
There have been previous discussions via the DOI and the Greenlane Users Group (GLUG). Ideally planning should be considered to create a safe unloading area either at the proposed site or further in towards the end of the stony track to access the Bridle Path and Glion Gill plantation. I am aware that DEFA have not submitted their proposals to the DOI via 'GLUG' where further consideration could have taken place and agreed support for the application finalised.
I hope my comment and submission is helpful, and should I be able to assist the applicant with any further considerations to support the application I would be more than happy to help to ensure all parties are equally represented and supported.
I wish to add my own comment and observations on the above application as a regular user of the central hills area for all purposes and also as a frequent user of the Brandywell road for many years on my commute to Douglas etc.
Whilst I applaud the idea of a long overdue dedicated car park in the area I do believe that as proposed, it will be an opportunity missed to future proof the use of the area generally. Existing parking is not only at the entrance of the Governor Loch road (U69) but also along the verge of the Brandywell road (B10) and at the entrance of the Baltic Greenway (U16) and is often poorly executed and inconsiderate, occasionally blocking the U69 Highway completely.
As the U69 leads to the only Bridle path on the Island (to Crosby) together with access for the DEFA grazing tenant, plantation users such as local Rally events in Glion Gill and other off roaders, I would like to see a more defined car park area distinct from the access point to the track to avoid ongoing problems. Although the car park shows car parking in an orderly row against the existing fence area I believe from examples elsewhere of such loose surface
parked on the site, it is not considered that the visual impact when viewed from the abutting highway would be sufficient to warrant refusal of the application given its overall benefit to the area and support provided for such schemes within the strategic Plan, which sets the parameters for weighing developments on the Island.
With regard to the works on the existing culvert and the construction of a new culvert on the eastern end of the new car park, it is noted that the existing culvert which is constructed of stone is currently in poor form and would benefit from the works which would enhance its functionality and improve its appearance. Similarly, the proposed culvert would significantly improve the safety of the car park as it would facilitate the flow water along the existing water course which traverses the site. Moreover, its design would ensure that it is not an obtrusive feature within the landscape; thus limiting any adverse impacts on the character of the surrounding countryside.
The proposed culvert would have limited impact upon the character and appearance of the countryside and area in general. It is considered that the proposed culvert would have limited impact upon the overall character and appearance of the site.
The proposed development would reinstate the existing stone bed of the culvert and works would be carried out in accordance with DEFA Fisheries requirements.
With regard to Highway safety, the visibility for vehicles exiting the site from both sides of the track serving the access would be suitable the nature of road it feeds into given the nature of the area which offers little in the form of obstruction to views on both sides of the access. It is also considered that the landscaping works around the parking area would further enhance visibility from the site as the bracken around the site would be controlled thus diminishing any possibility for visibility from the site to be impacted. Besides, DOI Highways have made no objection to the proposed scheme besides the demand that the scheme be implemented in accordance with the submitted Drawings 01 Rev B, 02 Rev D, and 03 Rev C. It is therefore considered that the proposed development complies with General Policy 4 of the Strategic Plan.
The proposal here will result in the loss of some area of open landscape of managed heather-dominated moorland, interspaced with a patchwork of acid grassland which has the potential to house lizards as stated in the accompanying common lizard migration report; given the suitability of the upland heath on the Island to support common lizards. The assessment of the possible impacts within the migration report has however suggested that the impacts on the lizards would however not be significant due to the small footprint of the area being used for the car park, provided the site clearance is done at a suitable time of the year to limit risks to the lizards (preferably winter, although it could be conducted in active season in suitable warm conditions). As such, a condition should be added to prevent any works being carried out during the summer months where the potential for impacts would be high.
C1: The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
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