Planning Officer Assessment Letter

Please reply to Mrs Diane Brown, BSc (Hons), MTPL, MRTPI Our Ref: DB/041887 5th January 2005 Mr P. Kilgallon Archides Limited The Architectural Studio Stanley House Lord Street Douglas Isle of Man IM1 2BF Dear Mr Kilgallon Re PA 04/1887 Proposed new access road to depot including parking areas, Field 324321, between D.O.T. & Playing Field, Ellerslie, Old Church Road, Crosby I write in connection with the above application which is currently pending consideration. I note from the file that you requested that the application be deferred on 4th October 2004. This was to allow further discussion with the Department of Agriculture, Fisheries and Forestry. I note also from letters on file that the Drainage Division and the Marown Parish Commissioners were also in the process of arranging meetings with the Works Division. I would therefore be grateful if you could advise whether or not any meetings have taken place? And also advise of the outcome of these meetings? You should note that both the Wildlife and Conservation Division and the Inland Fisheries Division of DAFF commented on the application. The Highways Division is yet to comment on the application; it would be helpful if you could discuss the scheme with Mr Ken Ashcroft, the Highways Planning Engineer if you have not already done so. In addition, Marown Memorial Playing Fields Limited has stated that it is the owner of the land that you specify as being in the ownership of the Department of Transport, namely the area which forms part of the former railway track to the north of the site. I would be grateful if you could clarify the ownership and access rights over this area leading from Old Church Road? From my initial assessment of the application, there does appear to be an error in that part of the area where development works are proposed falls outside of the red site boundary. Any works, including alterations to the access onto Old Church Road, the new access road and disabled parking area should all be included within the red line. It is unfortunate that this was not picked up when the application was booked in but if it is your client's intention to pursue this application the site outline should be amended to reflect all of the works proposed on site. Notwithstanding the above points, I do have concerns that the proposed development would have an adverse impact on the character and appearance of this attractive rural area at the edge of Crosby Village. There is in the application no explanation as to why this level of additional space is required and some elements such as the 'amenity area' alongside the highway and the 'community disabled parking' appear to be unnecessary and simply add to the overall impact of the development. The plans indicate new lighting columns, fencing and both pedestrian and vehicular bridges, and tree planting for which no details have been provided. I must advise therefore that because of the nature and scale of the development and the resulting impacts on both the area generally, which is recognised as having high scenic value, and the public footpath and after having taken into account the information submitted to date, my recommendation to the Planning Committee would most likely be to refuse the application. I would appreciate a response to the above matters with 2 weeks of the date of this letter. If discussions are ongoing, please advise of the date when you anticipate being able to provide a written response. Yours sincerely, Mrs Diane Brown Planning Officer