**Document:** Planning Officer Report **Application:** 11/01530/B — Erection of a pedestrian link bridge **Decision:** Permitted **Decision Date:** 2012-01-25 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/1919-braddan-land-between-lake-road-pedestrian-link-bridge/documents/1260518 --- # Planning Officer Report [Table omitted in markdown export] ### Officer's Report #### The Site 1. The site is a small piece of land which runs from the land on the northern side of the Old Castletown Road to the west of Nunnery Mills, across the river Douglas to a patch of grass alongside the turning head opposite the entrance to Tesco car park. Douglas Corporation have a depot to the east, used to park vehicles and equipment. The river bed is some 2.2m below the level of the grass on the Tesco side and the bank on the other side is slightly higher by around 700mm. 2. There are buildings to the north of the Old Castletown Road side of the site, which are offices, converted under PA 94/0298. A car park for the offices separates the buildings from the proposed bridge. #### The Proposal 3. Proposed is the erection of a pedestrian bridge, crossing the river and giving access from the Nunnery Mills area of Old Castletown Road to the Tesco car park and the apartments being constructed on the former timber yard site and the depot. The bridge will carry pedestrians at the level of the footway on the southern side of the river, to a height 3.5m above the southern river bank to the same level above the northern bank where the bridge runs into a set of steps bringing pedestrians down to the level of the turning head which is not to be affected by the proposed works. 4. The steps will be in one flight of ten rising 1.7m over 2.6m and the lower flight will comprise ten steps rising by 1.8m over 2.6m and there is to be a level area in between and a central cycle channel so bicycles may be wheeled up and down. The steps are to be, like the main bridge galvanised steel decking so that it is maintenance free. Wheelchair-bound users of the bridge will be able to cross the bridge to as far as the top of the steps on the Tesco side but will not be able to descend the steps unassisted to the Tesco roadway due to the difference in level. There is to be a set of steps on the Old Castletown Road side to enable pedestrians to gain access to the lower level alongside the river bank. #### Planning Policy And Status 5. The site lies within an area designated on the Douglas Local Plan of 1998 as part of the Nunnery estate designation of Open Space or Woodland: Private Woodland: this includes the Nunnery itself - now occupied by the International Business School, the offices at Nunnery Mills and The Doll's [Table omitted in markdown export] House, a residential dwelling which sits opposite the lodge at the formal entrance to the Nunnery estate. 6. As such, there is a presumption against development and particularly that which would result in the loss of woodland areas as stated in Environment Policy 3 of the Strategic Plan. Environment Policies 7 and 13 also advise against development which would result in damage to watercourses and increase flood risk. ### Planning History 7. There has been a number of applications for the adjacent Nunnery estate and for the Nunnery Mills but none which are material to the consideration of this application. Tesco has been the subject of applications, including an unsuccessful proposal for extension, but again, none is material to the consideration of this application. ### Representations 8. Douglas Corporation indicate that they do not oppose the application. 9. There are no views on file from the Highway Authority although I understand the applicant has previously had discussions with them prior to the submission of this application. 10. A resident at The Doll's House suggests that the bridge is welcome in principle but that it would be preferable to have it on a slightly wider part of the footpath, moving it slightly closer to the Nunnery entrance. He would also welcome a ramped access to enable more people to be able to use it and wonders whether the applicant would consider refurbishing an existing bridge which is further into the woodland 100m or so up the river. 11. The Manx Electricity Authority seek consultation regarding existing electricity supplies to the site. These are no overhead and as such this is not a material planning consideration. 12. Department of Environment, Food and Agriculture Fisheries Division initially expressed concern regarding the proximity of the bridge works to the river and sought further information, relating to impact on wildlife and methodology of construction. Following receipt of this information, DEFA does not oppose the application provided that they see a full method statement prior to the commencement of works. 13. The Isle of Man Water and Sewerage Authority indicate that the proposal complies with the advice provided by them in respect of the earlier application which was withdrawn. ### Assessment 14. The bridge will provide a convenient access to Lake Road for pedestrians using the Old Castletown Road and particularly those in the offices at Nunnery Mills. The bridge has been designed in accordance with the recommendations of the Fisheries and Water _ Sewerage Authorities and will not result in any adverse visual impact. 15. Whilst it would be preferable for the bridge to have a ramp or level access at both ends, this is not possible due to the land available on the Lake Road side and the next best option has been employed - to provide a cycle ramp in the steps and to break the steps into two flights with a level area in between which will facilitate use by those with prams or pushchairs, if not fully accessible to those in wheelchairs. It must be remembered that there is no such access available at the moment so the proposal will not remove a facility which is presently available. The new footbridge across Hillberry Road between Heywood Park and Governor's Hill was beset with a similar problem and it was determined on appeal that "it is a fact that at the present time, and also if the secondary school does not proceed due to the lack of the bridge, all elderly persons in motorised scooters or wheelchairs or persons with prams have to cross the A18 at road level and without the benefit of a controlled crossing. The construction of the bridge with its present design would not make that situation worse. I agree that it would have been preferable for the bridge to have been designed to serve persons with disabilities as well as those without. But, with the constraints on land availability upon which a larger bridge could be built, it seems to me that it is necessary to accept the current design or be faced with having no bridge crossing at this point..." (paragraph 31 appeal Inspector's report into PA 04/0860). 16. The location of the bridge is governed by the end point on the Lake Road side of the bridge where space to the bridge to land is limited to a few places, the application proposal site being one, possibly the only one to afford public access. 17. In summary the proposed bridge would provide a welcome means of access across the river without any adverse impact on flooding, wildlife or visual impact and as such the application is recommended for approval. ### Party Status 18. The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status. 19. The Isle of Man Water and Sewerage Authority and Department of Environment, Food and Agriculture are statutory authorities and should be afforded party status. 20. The occupant of The Doll's House is not immediately alongside the application and not directly affected by the proposal and as such should not be afforded party status in this case. The Manx Electricity Authority does not raise material planning considerations and as such should not be afforded party status in this case. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 24.01.2012 ### 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 C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This permission relates to the construction of a pedestrian bridge as shown in drawings M3699-P2-103-B, M3699-P2-003-A, M3699-P2-002A, M3699-P2-101-B, M3699-P2-104-B, M3699-P2-102-B, M3699-P2-001-A, M3699-P2-105-B all received on 1st November, 2011. C 3. The bridge must be constructed such that there is no adverse impact on or disturbance to the river, water or banks. NOTE: the applicant is encouraged to continue to liaise with DEFA Fisheries in respect of the method statement and during construction works. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made : Permitted Date : 24 January 2012 ### Determining officer (delete as appropriate) Signed : ... Anthony Holmes Senior Planning Officer Signed : ... Michael Gallagher Director of Planning and Building Control Signed : ... Sarah Corlett Senior Planning Officer Signed : ... Jennifer Chance Development Control Manager --- *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/1919-braddan-land-between-lake-road-pedestrian-link-bridge/documents/1260518*