**Document:** COR Cabo Cover Letter and Planning Statement
**Application:** 20/00854/B — Alterations and extension of existing car park to provide up to 100 car parking spaces
**Decision:** Department Application
**Decision Date:** 2021-06-07
**Parish:** Marown
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/6747-marown-south-end-of-extension-parking/documents/1111142

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# COR Cabo Cover Letter and Planning Statement

## Department of Environment, Food and Agriculture

Rheynn Chymmyltaght, Bee as Eirinys

**Isle of Man**

**Government**

Please reply to the signatory

**Your Ref:** 20/00854/B

**Your Ref:**

Mr. A. Johnstone, Planning Appeals Secretary, Chief Secretary's Office, Government Offices, Buck's Road, Douglas, IM1 3PN.

**Tel:** (01624) 685910

**Fax:** (01624) 686443

**Email:** Jennifer Chance, M.R.T.P.I. Director of Planning & Building Control

**11th December 2020** Dear Mr Johnstone **PA No:** 20/00854/B **Proposal:** Alterations and extension of existing car park to provide up to 100 car parking spaces **Address:** South End Of Archallagan Plantation, Archallagan Road, Eairy, Isle Of Man

The abovementioned application site is owned and maintained by the Department of Environment, Food and Agriculture, of which Planning and Building Control is. Therefore section 16 of the Town and Country Planning (Development Procedure) Order 2019 sets down that the application cannot be considered by the Planning Committee OR an Officer of the Department but must be referred to the Council of Ministers.

A statement from the Department is herewith enclosed which seeks to advise Council of the policy and status and assist in the drafting of any conditions and reasons to attach to any approval that may be forthcoming.

Yours sincerely, Paul Vistgah, B.Tech (Hons), MSc, MRTPI Senior Planning Officer

## Statement Of The

### Department of Environment Food and Agriculture
#### Planning & Building Control Directorate

**Planning statement on behalf of the Department relative to:**

**Alterations and extension of existing car park to provide up to 100 car parking spaces**

**South End Of Archallagan Plantation**
**Archallagan Road**
**Eairy**
**Isle Of Man**

**PA Reference 20/00854/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 planning@gov.im. Tel 01624 685950

with indication 'Car Park 1' would be installed in front of the existing stone wall on the right of the existing site access.
2.3 Additional works would involve the removal of an embankment that currently stretches for about 32 m with span about 5 m wide on the western side of the existing access to enable the levelling of the site to facilitate the creation of the new parking area.

## 2.4 The additional information provided by the applicant states thus:

Archallagan Forest has become the most regularly visited public plantation on the Island. In the 2019 Annual Outdoor Visitor Survey 87\% of 684 respondents said they visited the venue regularly.

The main reason cited was for exercise and health with walking with and without dogs, mountain biking and horse riding the most popular activities. This surge in participation is a growing trend with no signs of abatement requiring DEFA to review its visitor provision to meet demand on a fairly regular basis. The recent expansion of car parks at Chibbanagh, Conrhenny and South Barrule is testimony to this.

The 3 car parks at Archallagan are regularly full at weekends and there is insufficient parking for the many sporting and other community events that take place through the year.

Much of Archallagan's growing popularity is due to recreational developments that have taken place over the past 10 years seeing the creation of a network of mountain bike trails, play parks, permanent orienteering course and nature trails.

Car park 1 is identified as best to expand due to its location in the South East corner. It is currently the smallest, but most importantly nearest to the main Foxdale Road junction and therefore most convenient for drivers.

Increased parking will alleviate some pressures on the other narrow boundary roads. Fr instance, the Eairy Kelly Road leading to car park 3 is single track with insufficient passing places. The residents of Eairy Kelly Cottage at the end of this road are frequently inconvenienced by traffic issues.

The proposed car park expansion also fits with Forest Design Plans which include the harvesting of diseased larch in the area.
2.5 The applicants have provided a Planning Statement which indicates that:

The extended car park without formal delineation of parking spaces will provide a large flexible space for a wide range of usability groups and functions including:

- Day to day vehicular parking for recreational visitors such as; walkers, horse riders and cyclists including those with accessibility needs.
- Vehicular parking associated with sporting and other events for the benefit of officials, spectators and for marshalling competitors. The increased space will allow for the erection of other event paraphernalia and temporary structures such as; gazebos, advertising hoarding and banners.
- Space for large horse transporters and towed horse boxes.
- Space for catering vans and other specialist vehicles and trailers.
- Timber stacking space and storage of large forestry vehicles and machinery as part of its ongoing harvesting cycle.
- Occasional storage space for stone material and wood chip for in-house and volunteer work parties tasked with path maintenance and other access improvement works.

## 3.3.4.1 A.7.6 Parking Standards

Assembly and leisure (includes cinemas, meeting halls, swimming baths, leisure centres, and the conference and leisure facilities of hotels) - 1 space per 15 square metres gross floor space.

#### 3.3.5 Paragraph 11.5. Car Parking

11.5.1 The level of car parking provided in new development is critical to creating more sustainable development. Too little and the traffic generated can create problems on adjacent streets. Too much can increase congestion and delay public transport. The problem is most severe in existing settlements and at its worst in the Douglas area.

#### 3.4 Section 9.5: Tourism

9.5.1 "Tourism" has been defined by the Tourism Society as "the temporary short term movement of people to destinations outside the places where they normally live and work and their activities during their stay at these destinations", and it covers a very wide range of activities and types of development. This may include travel and visits for business, professional, and domestic purposes as well as for holidays and recreation.
9.5.2 Tourism has historically been an important element in the Island's economy, and after a period of steady decline visitor numbers to the Island are once again starting to increase. A reliance on the traditional high volume, low yield holidays of the nineteenth and early twentieth centuries is long gone, with a swing towards high yield, lower volume tourism such as business trips, short breaks and special interest attractions.
9.5.3 It is considered that the Island's primary assets to tourists and visitors alike are its unique historical landscape, culture and heritage, as well as a wide range of specialist events and attractions. Many activities and facilities providing for the Island's tourists require no permanent development: the TT Races, for example which attract by far the most significant number of tourists to the Island of any event held here, require little but the Grandstand on Glencrutchery Road and a small number of modest marshals' shelters around the Course. Tourism can, however require the erection of built structures - holiday accommodation being the most frequently requested form of new development required in association with the tourism industry. It is important that a balance be struck between the needs of tourism and the protection of these assets, and that tourism development should be sustainable in accordance with the objectives of this plan. There is no special reason why less demanding policies should be applied to tourism development than for other types of development in the countryside, and larger scale schemes may have to be the subject of an environmental impact assessment before planning permission is granted, as with any other form of large scale development.

#### 4.0 Planning History

4.1 The site has not been the subject of any previous planning application that is considered relevant in the assessment and determination of this application.
4.2 PA 15/00462/B for extension to existing car park and creation of picnic area at Chibbanagh Plantation, Cooil Road, Braaid would however provide valuable insight in the assessment of the current application. The following elements of the Inspectors report are particularly relevant:
"15. On the first issue, the proposal would represent a substantial increase in the extent of the car park. The total area of hard-standing would be over 4 times the area of the existing car park, which would be incorporated in the larger area. The consequent visual changes would include not only the enlarged hardstanding, including a small area of bound asphalt surfacing close to the site entrance, but also the impact of vehicles on the parked land. However, the visual impact would be limited by the existence of a hedge along the road frontage, which would provide partial screening, and to some extent the impact would be reduced by the

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 is for a significant extension of an existing car park from 5 up to 100 spaces with little justification being provided and the approach roads from Foxdale Road is too narrow to cater for increased demands on a regular basis; there being no passing places on the north-south section of the C33, Archallagan Road and the D66, Eairy Kelly Road between the site and Foxdale Road and a missing one on the north west south east section.

Whilst it is understood that there is need for more car parking to better cater for visitor demand and to alleviate congestion, obstruction and adverse impacts on residential amenity, and when combined with the use of other car parks in the vicinity there is to be no increase in traffic levels. Yet, some of the demand relates to parking for events and this is not demonstrated by the submission. Usually traffic associated with events is managed rather than the supply provided; although a cleared site for temporary parking is often used to cater for overspill from a smaller permanent car park. Research indicates that the provision of parking is likely to increase the demand for car based journeys too contrary to sustainability objectives. Additional information on existing car park usage and future demand as well as the number and impact of event traffic are necessary to better understand the need for the proposed amount of car parking. An event management plan should be provided too.

On passing places, Highways has undertaken an initial feasibility exercise and there is space to provide. Three should be provided to cater for any proven increase in demand associated with the proposed car park subject to the necessary permissions, including from Manx Utilities to culvert any watercourses and the Applicant funding. One of 10m is necessary on the Archallagan Road north of Foxdale Road to cater for larger vehicles in advance of the bend where there is restricted visibility and one of 5m before the car park entrance. A further 5m one should be provided to plug the gap on the adjoining section of Archallagan Road. An indicative cost is £9,500 comprising £2,500 for each of the 5m passing places plus £4,500 for the 10m bay. The existing widening at the entry slip should be marked to prevent parking when the car park is in use.

Within the site, the entry gateway should be widened to cater for two-way traffic. A width of at least 4.1m width should be provided to cater for sharing between pedestrians and vehicles and provide access for emergency vehicles. There should be a differing arrangement at the gate to allow separate entry by pedestrian and cyclists and by horse riders, such as by a horse friendly latch. There should be no parking bays within 10m of entry to reduce the risk of conflicting movements and those of the entry radius should be omitted. The car parking bays should be 5 x 2.5m and some should be enlarged to cater for horse boxes, vans and trailers. There is space to adjust given the one-way working arrangement. Aisle widths are acceptable, but can be adjusted for larger space and a check is necessary on the circulation by a swept path analysis tracking the largest vehicle likely to use the site most of the time. Whilst it is understood that the bays will not be marked and a gravel or stoned surface provided, delineation by railway sleepers of similar would reduce the risk of inconsiderate parking. Clearance is necessary of the 6 and 12ft access gates and may require omission of the adjoining bays and marking 'Keep Clear' or coned off when access and maintenance are necessary. Again, such gates would need to be suitably friendly for users.

Additionally, opportunity should be taken to provide for user needs for accessibility, inclusivity and sustainability reasons, including the provision of information boards, horse mounting block, and solar powered charging points. Details are necessary. It is noted that waste bins are to be provided.

To fully satisfy Highways on the need for the car park extension, and address safety and usability to, from and within the car park, further details are necessary as indicated above.

5.5 The Owners/occupants of Lhergy Moar Croft, Eairy have made the following comments regarding the application in a letter dated 3 September 2020:

I live adjacent to the plantation and walk there every week. I do not object to extending the car park as it is clear that more spaces are needed however the extension should be limited to half the current application. The letter from DEFA dated 20 August 2020 states that this is necessary due to the growing popularity however people visit the plantation for recreation and peace and quiet and not to see a 100 space car park! The letter also states that it will 'alleviate some pressure on the other boundary roads' however this is highly unlikely. The car park nearest Eairy Kelly is used a lot by parents with young children as it is closest to the play area that was made, and it is likely they will still use that car park. Also, if the 100 space car park is made some people will avoid it to park in a quieter location. The letter also states that the application is made in conjunction with the tree felling which is necessary due to the diseased larch trees. Part of the plan appears to be to plant broadleaf trees in this area which seems sensible for conservation and environmental reasons. Due to the size of the 100 space car park it will presumably limit the space for broadleaf trees, or the existing pine if the plan is to leave these in that corner, and I cannot see the environmental and conservation reason to justify this decision. In view of pressures due to climate change I believe that any decisions taken regarding the plantation should be to improve the conditions for the wildlife of the area.

## 6.0 Assessment

6.1 Given the nature of the planning application and the location of the proposed development, the main considerations are; the principle of the development, potential visual impact upon the amenities of the area, and the potential impact on highway safety.

#### 6.2 Principle of the development

6.2.1 With regard to the acceptability of the principle of replacing a small car park with five parking spaces with the proposed car park, it is noted that the use of the plantation as a recreational facilities which supports a varied range of activities is in line with Government's Physical Fitness Strategy and the Strategic Plan objectives for a healthier population. Moreover, this car park which would have a modular (flexible) layout would facilitate this use and as such it is considered that it complies with Government's general objectives as well as Strategic Plan General Policy 3 as described above and is recommended for approval.
6.2.2 The acceptability and suitability of the development is also reinforced by the fact that the scheme would promote the growing demand to develop local tourism opportunities within the island in line with Section 9.5 of the Strategic Plan which makes a case for the development of local tourist opportunities as it would promote the varied use of the Islands unique historical landscape, culture and heritage, through the promotion of a range of specialist events and attractions as highlighted in the supporting documents for the application. Therefore, it is judged that the principle of providing the additional parking to serve the plantation is acceptable.

#### 6.2 Visual impact

6.2.1 The application site is not readily visible from the adjacent highways due to the screening of the site area by the trees within the plantation. It is also noted that whilst the proposed works would result in more cars coming to the area, it is not considered that the visual impact when viewed from these highways would be significant given that the parked vehicles would be completely confined within the thick cluster of trees and shrubbery on the boundary of the parking area which would help to screen the development and in turn diminish the resulting visual impacts. Therefore, it can be argued that the proposed works would be appropriate in visual terms for the area.

C3:
This approval relates to the use of the proposed parking area only by patrons and staff of the Plantation defined in blue on plan reference 4264200/11/C dated 20 November 2020.

Reason: the site is not designated for development and is in a rural location. The justification for this approval is that the Plantation would benefit from the provision of off road parking and the application was approved on this basis, not for a general car park.

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*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/6747-marown-south-end-of-extension-parking/documents/1111142*