**Document:** Technical Note Pedestrian Links
**Application:** 23/00924/B — Demolition of existing buildings and erection of 10no. General industrial units, parking and hard standing areas, with associated drainage and planting scheme
**Decision:** Refused
**Decision Date:** 2025-12-22
**Parish:** Marown
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/56459-marown-crosby-wholesalers-main-road-demolition-parking/documents/1365053

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# Technical Note Pedestrian Links

## Introduction

![This is a proposed site plan showing the layout of four blocks of general industrial units, including parking areas, landscaping, and access points from Peel Road.](https://images.planningportal.im/2023/08/6884862.png)

- 1. Axis Consulting Engineers were requested to undertake design services on John Lancaster House to support a planning application (23/00924/B) for redevelopment of the site, with demolition of the existing buildings and erection 10 small light industrial units, and associated parking and drainage.
- 2. During pre-application and planning consultation with Highways, several alterations to the scheme were sought and implemented (such as layout and tracking within the site curtilage, and amendments to parking facilities). Comments within the site were addressed by a revised layout (see Appendix A), including:

- • Motorcycle parking
- • Disabled parking provision
- • General layout (Unit 10, tracking, bins)
- • Parking layout For further detail, see Appendix B – Comments Tracker.

- 3. In addition, improvement of the pedestrian links to the site was sought, with the desire to link to bus routes and existing footways to achieve a more accessible site. This required off-site works.
- 4. This note covers the discussions and subsequent agreed changes with regards to offsite works.
- 5. Below is an extract of the Site Plan showing the indicative development (Appendix A).

Figure 1 - extract of site plan

|Technical Note|Technical Note|
|---|---|
|Project:|AX0099 John Lancaster House|
|Title:|Pedestrian Links – Off-site Works|
|Date:|03/02/25|

## Proposals

- 6. A crossing on Peel Road was explored but ruled out due to the difficulty in providing a crossing point with sufficient visibility, without physical measures such as build-outs that would incur on the TT course. It is also a relatively wide road at this point and would not be desirable for all users, particularly pedestrians with reduced mobility.
- 7. As an alternative, it was explored whether the existing Old Church Road links could be improved. The site is joined to Old Church Road through a side lane, which will be accessible for pedestrians in the development.
- 8. The existing footway at Old Church Road is on the eastern side, and ends at the junction with Peel Road. A footway on the western side starts near the junction with Peel Road, but does not continue down to the existing amenities (park, playing fields etc).
- 9. It is understood that the Marown Memorial Playing Field Trust / Commissioners & DOI Highways had planned to extend the existing western footway by circa 8m length to join up with the park facilities. However, this is currently unfunded with no date for implementation.
- 10. As part of the development, the Client would therefore undertake these works and extend the footway by 8m and install an informal crossing allowing step free crossing from the development site on the eastern side to the western side, linking up to the footway, bus stops and signalised crossing on Peel Road. These works are shown in Appendix C.
- 11. Additionally, it is proposed to install a removeable bollard facility on the lane to Old Church Road (as shown in Appendix A), to restrict vehicular traffic to specific times that Peel Road is closed. The bollard will remain upright in normal conditions, with pedestrian and cycle access only along this lane.

Consultation

- 12. DOI Highways have been consulted on the development proposals, with the comment from officer RW on the latest proposals ‘Thank you for the revisions - this can be progressed for a RSA and the planning application.’ The Road Safety Audit (RSA) has been undertaken.
- 13.DOI Highways have sought a condition that prior to use the proposed off-site works are completed. As part of the works the following separate agreements will be required – a Section 4 and Section 109 agreement with DOI Highways. These can be progressed subsequent to the planning consideration, with a suitable planning condition.
- 14.The Client has also undertaken discussions with the Marown Memorial Playing Field Ltd, who own the land, who are in support of the proposals.

![drawing from page 2](https://images.planningportal.im/2023/08/6884863.png)

## APPENDIX A – Proposed Development

![drawing from page 3](https://images.planningportal.im/2023/08/6884864.png)

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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/56459-marown-crosby-wholesalers-main-road-demolition-parking/documents/1365053*