Site G Knock Rushen Castletown

Summary

The request sought all information regarding Site G (Knock Rushen) in Castletown, which was partially fulfilled with documents from Highway Services and Network Planning. The disclosed materials include an email and meeting notes confirming the site's developability for approximately 60 dwellings and outlining required highway access arrangements.

Key Facts

• The site is located on the southernmost edge of the Castletown settlement boundary, approximately 600m south-west of the town centre.
• The Castletown Residential Land Review concluded the site is developable for approximately 55-60 dwellings.
• A meeting held on 27 February 2018 agreed that the site is in a sustainable location with good access to services and bus stops.
• It was confirmed in principle that the south-western end of Knock Rushen can be extended to serve the proposed scheme.
• A Stage 1 Road Safety Audit (desktop) is required at the planning application stage, with a Stage 2 audit needed at detailed design.

Data Disclosed

• 600m
• 55-60 dwellings
• 2026
• 06 February 2018
• 27 February 2018
• ITB13442
• 22 pages
• 5 documents

Original Request

Can you please provide me with all information relating site G on the current Cabinet Office Castletown land review plan. This should include minutes of meetings, emails, letters, plans or any other information that relates to this site. We have agreed that due to the large scope of your request and the burden it will place on the Department that we will narrow the search down to Highway Services, and particularly Network Planning. If they are aware of anyone else involved we can extend the searches to them.

Data Tables (1)

Data Tables (reformatted)

Full Response Text

From: To: Reid, Hazel Subject: Castletown - Land south of Knock Rushen Date: 06 February 2018 11:42:49 Attachments: image002.png 27266-MR-M-Ind-Castletown-Illustrative Layout- Issue 6.pdf Site location.pdf Hazel I trust you are well. We have been appointed to provide highways and transport advice on a site on the southernmost edge of the Castletown settlement boundary, approximately 600m to the south-west of the town centre. It is located immediately to the south-west of the relatively recent Knock Rushen development and is capable of accommodating approximately 55-60 dwellings. The site has recently been considered as part of the Castletown Residential Land Review, which considered potential opportunities for additional housing within Castletown in the new Isle of Man Strategic Plan period up to 2026. The review has concluded the site is developable. Would you be available to meet on 27 February 2017 (I am on the Isle to attend a team meeting and undertake a site visit) to agree on the scope of works required? Alternatively, if you are able to provide any comments in advance via email that would be very helpful. I look forward to hearing from you. Regards NCE_100_RANKED COMPANY Grove House, Lutyens Close, Chineham Court, Basingstoke, RG24 8AG T: 01256 338640 F: 01256 338644 W: www.i- transport.co.uk We use the word “partner” to refer to a member of i-Transport LLP or an employee or consultant with equivalent standing and qualifications. Please note that the information in this e-mail is confidential and unless you are (or authorised to receive it for) the intended recipient, you must not disclose, copy, circulate or in any way use the information it contains. If you have received this e-mail in error please inform us and immediately delete all copies from your system. Whilst it is believed that this e-mail and any attachments are free of any virus or other defect, it is your responsibility to ensure that your computer or IT system are not affected and we accept no responsibility for any loss or damage arising. i-Transport LLP is a limited liability partnership Registered in England under number OC311185. Registered Office: 3rd Floor, One London Square, Cross Lanes, Guildford, Surrey, GU1 1UN. A list of members is available upon request.

NOTES OF MEETING

Project No: ITB13442 Project Title: Land South of Knock Rushen, Castletown, Isle of Man
Date/Time: 27 February 2018 Venue: Sea Terminal, Douglas, Isle of Man Government

Attendees Hazel Reid
- Department of Infrastructure, IoM (HR) - i-Transport LLP

Item Action 1.0 Accessibility / Sustainability
• HR agrees the site is located in a sustainable location with good access to a range of everyday services and facilities. • HR also agrees the site is within a reasonable walking distance to existing bus stops on Farrants Way and The Parade, which provide regular and frequent services to Douglas and Port Erin. • HR stated there is appropriate permeability to the High School via the existing residential area served via Scarlett Road, including the footpath linking to Kissack Road. • HR stated a preference for the developer to provide ‘Residential Travel Packs’ to the first own of each house setting out the sustainable travel options available for future residents, i.e. timetables and walking/cycling maps, to support the IoM Government Active Travel initiative.

2.0 Access Arrangements
• HR confirmed it is acceptable in principle to extend the south-western end of Knock Rushen into the site to serve the proposed 60 dwelling scheme. • HR stated adequate pedestrian crossings facilities will need to be provided at the junction with the existing loop where the extension is provided to enable pedestrians to cross safely from the existing shared surface onto the footway on southern-eastern side of the carriageway.

i-Transport LLP Grove House Lutyens Close Chineham Court Basingstoke Hampshire RG24 8AG Tel: 01256 338640 Fax: 01256 338644 www.i-transport.co.uk Item Action • HR highlighted there is no footway on northern side of carriageway between the extension of carriageway into site and first internal junction within the existing Knock Rushen site. explained the only desire line to/from the site is to the south via Scarlett Road so there is no demand from pedestrians to walk on the northern side of the carriageway. stated there will be additional pedestrian links via the existing footpaths between properties no’s 3 and 4 as well as via Queens Street to adequate cater for pedestrian demands. • HR stated that in accordance with the requirements of the Manual for Manx Roads, a Stage 1 Road Safety Audit of the propose access will be required to be submitted at planning application stage. HR confirmed that due to the nature of the proposed access; a desktop S1RSA is acceptable. HR also stated a S2RSA would be required at detailed design stage. • HR stated a preference for there to be no vehicular access for a small no. of properties (i.e. five) onto Queens Street. HR sated this is a popular walking route particularly during summer months and operates as a narrow shared surface further to the north. HR stated she may reconsider her position if a robust technical argument can be made as to why the existing route is acceptable. 3.0 Site Layout
• HR confirmed that a 4.8m carriageway with 2.0m wide footways on both sides of the carriageway is acceptable to serve the proposed development for the first element of the scheme, up to and including the first junction. • Beyond this, HR sated that a 4.8m shared surface is not adequate to enable safe manoeuvring into and out of private driveways if cars are parked on street in the vicinity of the driveway. • HR recommended either providing a 6.8m wide share surface or a 4.8m wide carriageway and a 2.0m footway. HR sated she will consider a 2.0m footway on only one side of the carriageway if appropriate justification can be made. to liaise with Hartford Homes/Architects. Any solution to be subject to tracking/swept path analysis. • HR stated for the first section of the internal road layout a refuse vehicle will need to pass a car; elsewhere the internal streets should be designed so that two cars can pass each other and it is acceptable for a refuse vehicle to use the full carriageway. i-T to undertake swept path analysis.
• HR stated that a minimum of two parking spaces are required for each dwelling, either within the curtilage of the property or in a parking courtyard. HR stated integral garages do not count as parking spaces but standalone garages do.

Item Action • HR stated, in accordance with emerging guidance, each property should have an electric charging point for vehicles
• HR stated driveways should be 3.4m wide if also forming pedestrian access to the property. A double driveway should be a minimum of 5.9m wide. • HR stated there is no specific requirement for dedicated visitor parking and that it is acceptable to accommodate visitor parking on street. HR stated best practice from the Hartford Homes developments on the Isle should be incorporated. • HR stated Hugh MacKenzie at Castletown Commissioners should be contacted regarding the size of refuse vehicle used in Castletown and guidance on bin recommended carry distances for residents and waste operatives.

4.0 Traffic Impact • HR stated a local vehicular trip rate should be derived from the ATC installed on Scarlett Road and should be used to assess the impact of the proposed development. HR stated this should be compared to the standard trip rate of 0.6 – 0.8 vehicle numbers per dwelling in the peak hours typically applied on the Island. • HR confirmed that an operational assessment of the Scarlett Road/Farrants Way junction should be undertaken using Junctions 9
for the weekday mornings and evenings peak hour periods. HR confirmed no other junctions need to be assessed. • HR confirmed that the assessment year should be the opening year (for the purpose of this assessment assumed to be 2019) with the full site build out. • HR said that NRTF/NTM low traffic growth for Great Britain as a whole should be applied to the observed 2018 surveys in order to set for a robust 2019 design year. • HR said she was not aware of any committed developments in Castletown. • HR stated the other sites identified as being suitable for residential development as part of the Castletown Residential Land Review do not need to be considered as part of any cumulative assessment as the traffic generated from the sites will not impact on the study area in the weekday peak hour periods. • HR sated a percentage impact assessment should be undertaken on Farrants Way, taking into account the likely proportion of development generated traffic turning left and right out of the Scarlett Road/Farrants Way junction (to be based on the observed proportions derived from the traffic survey).

Item Action • HR stated it is likely that construction traffic will need to avoid Castletown town centre due to the historic buildings and existing 7.5 tonne weight limit and will need to route via the A5 to the north-west via Farrants Way/Arbory Road. • HR stated using Queens Road for construction traffic is not preferred as it would travelling a slightly longer distance and would require a sharp right-turn into Queens Road.

Circulation Those present plus Hartford Homes) and (Delta Planning)

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Ref: SAW/BT/ITB13442-003A TN

Date: 1 December 2017

Page 1

i-Transport LLP Grove House Lutyens Close Chineham Court Basingstoke Hampshire RG24 8AG Tel: 01256 338640 Fax: 01256 338644 www.i-transport.co.uk TECHNICAL NOTE

Project No: ITB13442 Project Title: Castletown, Isle of Man, Residential Land – Site G Title: Access Appraisal Ref: SAW/BT/ITB13442-003A TN Date: 1 December 2017

EXCUTIVE SUMMARY
1.1 Hartford Homes is promoting residential development on land to the south of Castletown, Isle of Man, known as Site G. This technical note addresses the issues relating to site access. The main conclusions of this access appraisal are that: • There is more than adequate highway capacity to access Site G via the Scarlett Road cul-de-sac by way of an extension through the adjacent Knock Rushen development;
• Hartford Homes controls the ownership of the access from Knock Rushen and there are no 3rd party ownership constraints; and • Emergency and pedestrian/cycle access can also be gained via Queen Street.
If required Queen Street could also provide direct access for up to 5 dwellings.

INTRODUCTION 2.1 Hartford Homes has appointed i-Transport LLP to provide access advice in relation to the potential residential development on land to the south of Castletown, Isle of Man, known as Site G. 2.2 The site has been considered as part of the Castletown Residential Land Review, which considered potential opportunities for additional housing within Castletown in the new Isle of Man Strategic Plan period up to 2026. The review has concluded the site is developable.

Castletown, Isle of Man, Residential Land – Site G Access Appraisal

Ref: SAW/BT/ITB13442-003A TN

Date: 1 December 2017

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SITE LOCATION 3.1 Site G comprises some 2.43ha of greenfield land and is located on the southernmost edge of the Castletown settlement boundary, approximately 600m to the south-west of the town centre. For the purpose of this assessment, it has been assumed the site is capable of accommodating up to 50 residential dwellings. 3.2 The relatively recently completed residential development at Knock Rushen forms the northern boundary to the site and Queen Street forms the eastern boundary. Open fields / agricultural land forms the southern and western boundaries. Public Right of Way: 448 runs along the southern boundary of the site. To the north east of the site, Castle Rushen High School playing fields lie immediately beyond the adjoining agricultural field.
3.3 An illustrative masterplan is provided in Appendix A.

EXTENSION OF KNOCK RUSHEN INTO SITE Existing Situation 4.1 Knock Rushen forms a relatively new residential development accommodating some 45 homes. The internal layout primarily comprises a 4.8m wide carriageway with a 1.5m – 1.8m wide footways on both sides of the main access road. Elsewhere within the site there are areas of shared surfaces. The existing 4.8m width is sufficient to enable a car to carefully pass a refuse vehicle. 4.2 Knock Rushen is located at the southern end of Scarlett Road, which comprises a 6.2m – 6.3m wide carriageway with 1.6m wide footways on both sides. It is designated as ‘Home Zone’ and is subject to a 20mph speed limit with on-street parking present on both sides of the carriageway. Combined, this cul-de-sac provides access to a total of 117 dwellings and is approximately 500m in length.
4.3 As part of the development, an emergency access, some 3.0m wide, has been provided between Scarlett Road and Queen Street, broadly in the location where Scarlett Road becomes Knock Rushen.

Castletown, Isle of Man, Residential Land – Site G Access Appraisal

Ref: SAW/BT/ITB13442-003A TN

Date: 1 December 2017

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Highway Design Guidance 4.4 The Manual for Manx Roads: A Design and Construction Guide (MfMR), Rev 1.02, September 2017 provides the current residential highway design g

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