CON Highways

Planning Application Response

Email: [email protected] Officer: SH

Date of Response: 10 March 2021 Date of Application: 4 Feb 2021 Application Reference: 20/01510/A Location Address: Gladstone Park Industrial Estate Ramsey Isle Of Man Description: Approval in principle for residential development Highways Comments:

The streets within the estate are unadopted. Given that there is likely to be more than five dwellings served there would be an expectation that the private streets should become highway maintainable at public expense. This is unlikely due to the potential mix of commercial and residential uses, and the unknown construction detail or method, requiring the estate to remain privately managed. Clarification would be necessary.

The site is considered to be accessible to non-car methods of travel and offers strong links to the town and other facilities, such as pedestrian and cycle routes, and affords opportunities to be taken to form other connections, such as to the former railway line at north. Details would be necessary.

Vehicular accesses are indicated as being retained from the public road at Gladstone Industrial Park Estate and Poyll Dooey Road. Alteration is likely to be necessary to better meet current design guidance set out in the Manual for Manx Roads and the movements associated with a mix of existing commercial and proposed residential uses. Changes to the junctions would be subject to a safety audit, separate technical approval and s109(A) Highway Agreement. Further details would be necessary.

Internally, no details are indicated and would require to be provided at reserve matters stage. Any eventual layout would require to provide a layout to serve each dwelling with pedestrian and vehicle access, car and cycle parking, turning, waste bin storage and collection and ad hoc deliveries and collections. The relevant criteria are set out in the MfMR with turning to be demonstrated by the most commonly used waste collection vehicle. Car parking amounts should comply with the minimums set out in the Strategic Plan car parking standards. Account should be taken of the existing parking provision for the commercial use and its operation, particularly should the site progress to the construction and occupation phases. Surface water must be contained within the site. Should adoption of streets be required, this would be subject to a separate technical approval and s4 Highway Agreement.

A transport assessment is necessary to demonstrate that the proposal would meet criteria and standards and not cause material harm to road safety and network efficiency. Its form would be dependent upon the eventual number of units proposed. Any variations from standards and criteria would require to be demonstrably justified.

To fully satisfy highway requirements additional details which could be covered by a pre-commencement condition, requiring a submission to Planning for approval in writing to take the form of scaled plans and written specifications to illustrate:

• i. Access junction arrangements with the public roads, Gladstone Industrial Park Estate and Poyll Dooey Road
• ii. Streets, paths and cycle routes internally and connecting to nearby facilities
• iii. Internal access arrangements to each dwelling
• iv. Visibility splays
• v. Car parking provision in accordance with the adopted standard
• vi. Cycle parking
• vii. Turning areas
• viii. Waste bin storage and collection
• ix. Transport assessment
• x. Swept path analysis
• xi. Road safety audit
• xii. Review of existing car parking provision and continued operation for the retained commercial estate.

Recommendation: DNOC