Officer Planning Report 05/92367/B

Application No.: 05/92367/B Applicant: Tynwald Mills (Isle Of Man) Ltd Proposal: Creation of a car park and amenity woodland Site Address: Former DOT Depot And Adjacent Woodland Poortown Road St Johns Isle Of Man ### Considerations Case Officer: Mr Ian Brooks Photo Taken: Site Visit: Expected Decision Level: Delegated decision 2005 ### Written Representations Mr & Mrs B C Sloper Mr A Jessop Mrs S Watson ### Consultations Consulttee: Drainage Division Notes: DEFERRAL See comments 02.03.06 - NO OBJECTION In principle subject to Consulttee: Manx National Heritage Notes: Wildlife Concerns see comments Consulttee: Highways Division Notes:** No adverse traffic impacts ## Consultee: German Parish Commissioners ### Notes: I note that you require comments on the above application before my Commissioners next meeting. I would therefore, be grateful if you would defer this application in order that they have the opportunity to comment. 02.02.06 - Commissioners object to this application on the grounds that they feel the safety implications of the ingress and egress onto the bus Poortown Road would be dangerous. They feel that Tynwald Mills complex is well served by car parking and they also have a field which is used at busy periods for overflow parking. The Commissioners feel that the people using the old Mill building should be encouraged to use the existing facilities. ## Consultee: S.P.M.C. & E. ### Notes: No objection ## Consultee: Disability Access Officer ### Notes: Where parking is provided should include a ratio of designated disabled parking places in line with the table below. The entrance to this area needs to be accessible to unassisted wheelchair users, the fittings on the door/gate to this area should be at a height that can be reached by people sitting or standing. Rest Bite seating areas should be available for ambulant Disabled. Pathways - for ambulant Disabled country path widths need to be 1200mm wide, for two wheelchairs to pass you would need passing places of 1500mm wide and 2000 long. Path Surfaces - the surface should be kept firm and compact enough to withstand the effect of concentrated loads such as wheelchair tyres, sticks and canes.

Officer’s Report

Description Of Application Site

• The application site relates to the former Department of Transport Depot next to Poortown Road.
• It is current a vacant/overgrown site with access off the Poortown Road.
• The site extends northwards to Ballig Bridge and westwards to Tynwald Mill.

Proposal

• The proposal is to create a car park and amenity woodland.
• 27 Parking spaces are to be provided.
• A new footbridge would be constructed over the River Neb to link the carpark to Tynwald Mill.

Relevant Planning History

• 04/00442/B – Erection of a timber built residential, recreational, educational and leisure facility with services for mentally and physically disabled persons and their carers, with car park and amenity woodland – Withdrawn 15th December 2005
• 00/00995/A – Approval in principle for creation of coach park and overspill car park – refused at appeal on 16th November 2001

Development Plan Policies

Statutory Consultation Responses

German Parish Commissioners have made the following comments:

• Commissioners object to this application on the grounds that they feel the safety implications of the ingress and egress onto the busy Poortown Road would be dangerous.
• They feel that Tynwald Mills complex is well served by car parking and they also have a field which is used at busy periods for overflow parking.
• The Commissioners feel that the people using the old Mill building should be encouraged to use the existing facilities.
• Highways Division of DoT – No adverse traffic impacts – speed of the majority on Poortown Road are less than 30mph. This permits a relaxation in visibility splays. The second footway onto Public Highway which serves Tynwald Mills has not been assessed as part of this application.
• Drainage Division of DoT – No objection in principle subject to the construction of the bridge will require consent under the Land Drainage Act 1934 and construction of the bridge can not commence until this has been granted.

Public Responses

• Press notice were posted on 22.12.2005
• Representations have been received from the Manx National Heritage, Disability Access Office, the occupiers of Glenmooar, Glenmooar Loop Road, Ballacrosha House, the occupiers of Mill House, Tynwald Mills, SPMCE and a resident of Port Soderick
• Manx National Heritage does not object to the proposed development at this location providing the recommendations of the Manx Wildlife Trust and DAFF regarding protection and enhancement of wildlife are followed in full.
• The Disability Access Office have made the following comments:
• Designated disabled parking place should be provided (5% of car park where size of car park is up to 200 spaces).
• Entrance should be accessible to an unassisted wheelchair user, the fitting the door/gate to this area should be at a height that can be reached by people sitting or standing. Rest Bite seating areas should be available for ambulant disabled
• Pathways – For ambulant disabled country path widths need to be 1200mm wide, for two wheelchairs to pass you would need passing places of 1500mm and 2000 long
• Path surfaces – The surfaces should be kept firm and compact enough to withstand the effect of concentrated loads such as wheelchair tyres, sticks and canes.
• The occupiers of Mill House, Tynwald Mills would like to register an interest.
• The occupiers of Glenmooar have made the following comments:
• I am the joint owner with the DoT of this piece of land, which has seen previous applications
• Originally offered this land over 20 years ago as a coach park in an attempt to get coaches off the Glenmooar Roads down Tynwald Hill to Tynwald Mills.
• If the car park for the new mill development goes ahead – maybe some provision could be made for the coaches.
• Also, before there is a serious accident around here. Many more children ride ponies round here as there are a lot more horses and ponies these days, and elderly walkers use the road
• Last summer, there was an increase in the number of coaches – some of them foreign, who do not pay attention to the one way system and reverse and go in the opposite direction. Surely something could be done about this.
• SPMCE have made the following comments:
• This is the site across the river to the north of St John’s Mills, recently restored and where a very interesting scheme for holiday accommodation for assisted disabled visitors was submitted under 04/0442 which seems to have been withdrawn.
• An even earlier scheme for coach parking here in conjunction with Tynwald Mill was refused for lack of information. The Society expressed views on both, I believe.
• Providing sufficient regard is had to the many established trees on and around the site, I am happy to go along with this one. No objection in principle.
• The resident of Port Soderick has made the following comment:

• I support the provision of this additional amenity/leisure ‘development’ at this popular tourist and resident, visitor attraction.

Issues

• The St Johns Local Plan recognises the application site as a Landscape Improvement Area and is not zoned for development. Recommendation OS/R/1 of the Local Plan states “In order to improve the visual amenities of the area, it is recommended that environmental and landscape improvements be undertaken for the following areas which are identified on proposals map (Map 1 – Appendix A)

A) The Department of Transport Depot at Tynwald Mills

• The removal of the existing concrete bases and the introduction of screen planting along the boundaries of the river edge. The Department of Transport has suggested that part of this area should be used for coach parking. Any proposal for such a facility must be carefully considered in the light of local comments and traffic implications and should include consideration of a new bridge over the River Neb providing pedestrian access on the public road.

• Letter from the Director of Highways dated 24th September 2004 in relation to the previous application has indicated that the traffic management scheme in respect of the coach park has been implemented for some time and not further traffic management is planned. Also the Department does not intend to pursue it own proposals for a coach park on the former depot and that coaches will continue to access the complex from Tynwald Hill. This demonstrates there is no need for the area to be used as a coach parking facility.

• I am deeply concerned about this proposal. This application appears to be creating a car park for private motor vehicles in connection with Tynwald Mills. Tynwald Mills has an established car parking facility adjacent to the complex and uses a field adjacent to the existing car park as an overflow car park. The applicant has not provided any evidence to demonstrate the need for a further car park to be constructed to serve the Mill complex.

• This proposal can not be regarded as an improvement to the landscape. The existing woodland would be managed so there is no real landscape improvement in that respect. I consider the introduction of a car park into an area not zoned for development would be contrary to the adopted local plan.

Conclusion

I therefore recommend that permission be refused for the above reasons.

Party Status

I consider that the following should be granted party status due to them being a Statutory Consultee or meet the criteria of Government Circular 1/06:

• German Parish Commissioners
• Highways Division of the Department of Transport
• Drainage Division of the Department of Transport
• Manx National Heritage
• The occupiers of Glen Mooar, Glen Mooar Loop Road (Owners), St Johns

I consider that the following do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:

• Disability Access Office
• SPMCE
• The resident of Port Soderick
• The occupiers of Mill house, Tynwald Mills, St John’s

Recommendation

Recommended Decision: Refused

Date of Recommendation: 10.04.2006

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

R 1

The site is zoned for open space for particular purposes ie. Registered Woodland within the St Johns Local Plan 1999. The site is also recognised as a "Landscape Improvement Area" within the Local Plan. There is generally a presumption against development in rural areas. The establishment of a car park within is location would be contrary to the adopted Local Plan and the proposal can not be recognised as being an improvement to the landscape.

Furthermore, no evidence has been submitted to demonstrate the need for a car park in this location considering Twynald Mills is already serviced by an existing car parking facility along with an overflow parking facility and that no evidence has been provided to demonstrate the need to set aside the policies of the Local Plan.

I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)

Decision Made : Refused Date : ...

Signed : ...

M. I. McCauley Director of Planning and Building Control