ISLE OF WIGH COUNCIL DEVELOPMENT CONTROL COMMITTEE – 18 MARCH 2003
REPORT OF THE STRATEGIC DIRECTOR OF CORPORATE AND ENVIRONMENT SERVICES
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TCP/09338/W P/01722/02 Parish/Name: East Cowes Registration Date: 25/09/2002 -
Full Planning Permission Officer: Mr.
P. Stack Tel: (01983) 823570 Construction of passenger
car ramp Red Funnel Services,
Trinity Road, East Cowes, Isle Of Wight, PO326RF |
This matter was deferred at 25 February meeting to
allow further opportunity for submission of Highway Engineer's comments.
REASON FOR COMMITTEE CONSIDERATION
Application raises significant issues in relation to
highway matters which require consideration by Members.
PROCESSING INFORMATION
This is a 'minor' application and has taken 24 weeks
to prepare revised report for Committee consideration. Application has required detailed
consideration by both Environmental Health Officer and Highway Engineer.
LOCATION AND SITE CHARACTERISTICS
Members will be familiar with ferry terminal at East
Cowes which is served by two main car parking areas i.e. Trinity and Phoenix
car parks.
Main terminal building is single storey and is located
alongside existing industrial premises.
Area in front of building is used for short term parking which adjoins
loading and unloading linkspan.
RELEVANT HISTORY
TCP/9338R - planning consent granted in November 1996
for alterations and extension to ferry terminal building together with
alterations to pedestrian access.
DETAILS OF APPLICATION
Application seeks consent for construction of
additional access ramp comprising fixed section and linkspan section to be
located between existing enclosed pedestrian walkway which routes from existing
terminal building and existing vehicle linkspan, which currently provides car
access to ferry.
Fixed section of ramp which is to be constructed on
land runs over a distance of some 51 metres with remaining linkspan section
supported on piled marine concrete support structure is approximately some 24
metres in total length. Linkspan
will have sufficient movement capacity
to allow + 0.5m above and below mean high/low water sea level. Ramp will
be approximately 6 metres above ground level.
Ramped access is required to meet Red Funnel's
intention to enlarge existing car ferries making them approximately 10 metres
longer and 3 metres taller which allows installation of new upper car deck
between existing car deck arrangements and passenger deck area. The car deck ramp and linkspan allows cars
to enter/leave the ferry from newly created upper car deck area. Ramp provides access for passenger cars only
to upper deck throughout tidal range and has a minimum width of some 3.5 metres
between parapets. Maximum gradient is
10% and structure will be formed using steel form work connected to tops of
tubular steel piles.
Applicants advise that in line with general increase
in tourism, retail, commercial and traffic requirements facility operates at
full capacity during certain peak periods of year. Proposed increase in ferry size from the as built 142 car
equivalent units (CEUs) capacity to around 200 CEUs would alleviate demand for
capacity during peak periods and facilitate more efficient and timely exchange
of freight and car traffic. Peak days
occur on Fridays, Saturdays and Mondays, mainly during summer holiday periods
and may involve up to ten or eleven crossings.
Traffic is marshalled in East Cowes across the Trinity and Phoenix yards
and the combined capacity of these yards is around 200 CEUs. This can be increased to 220 CEUs with
slight modifications to layout. On
those peak days and actual peak crossings with new larger ferries Trinity and
Phoenix combined CEU capacity would be used to stack only the next imminent
peak crossing with all other traffic discouraged from entering East Cowes or
turned away should they do so. In
practical terms once ferry is alongside and loading late incoming traffic or traffic
for next ferry will be allowed 20 yards to be marshalled as space is
created. It is proposed that with more
efficient traffic evacuation that will be possible with larger ferries current
ferry shuttle service on peak days will revert to hourly timetable
service.
Application is supported by Method Statement (attached
as appendix) outlining procedures for traffic management during discharge and
load operations and Noise Assessment Report also accompanies application.
DEVELOPMENT PLAN/POLICY
Council's Local Transport Plan advises that East Cowes
Mini Transport Plan has already raised issues of pedestrian safety and
highlighted that improvements are essential if more people are to be encouraged
to walk. The conflict between
pedestrians and late arrivals for the ferry is a concern for many
residents. The strategy therefore has
allowed for general pedestrian facility improvements to be installed. These include new sections of footway,
widened footways and crossing facilities.
The following policies of UDP are considered
particularly relevant:
Strategic Policy S5 states that proposals for
development which on balance will be for the overall benefit of the Island by
enhancing the economic, social or environmental position will be approved
provided any adverse impacts can be ameliorated.
G1 -
Development Envelopes.
G4 - General
Locational Criteria for Development.
D1 -
Standards of Design.
TR7 -
Highway Considerations for New Development.
TR10 -
Cross-Solent Ferry Links.
TR11 -
Traffic Management Schemes for Ferry Terminals.
CONSULTEE RESPONSES
Applicant has been in detailed discussions with
Highways Section of this Authority seeking to ensure that opportunity is taken
to improve both transport interchange facilities, instigate appropriate traffic
management measures at times of loading and unloading and seeking to minimise
potential conflict between all highway users particularly at peak times of
activity. Method Statement submitted by
applicant is referred to in Evaluation section of this report. At time of report preparation formal
comments of Highway Engineer were not available.
English Nature advise that proposal is not likely to
have significant effect on SPA/cSAC either alone or in combination with other
plans. Furthermore, they are of an
opinion that proposed development will not result in significant damage to
Medina Estuary SSSI and they therefore raise no objection.
Environment Agency raises no objection in principle
but request condition to ensure that any piling operations are carried out
between specific time of year.
Comments received from Trinity House Lighthouse
Service relate principally to matters of ownership and potential damage to
property and maintenance of access, issues which Members will be aware of are
not planning considerations. Applicant
company is in contact with Lighthouse Service seeking to overcome these
particular concerns.
Environmental Health Officer comments that following
assessment of Acoustic Impact Report which forms part of application no
objection is raised to application.
Southern Vectis advise that they consider additional
marshalling manoeuvres when loading and unloading ferries using proposed new
ramp will add to problems which already exist on public highway at these
times. They are particularly concerned
that the proposal will make it more difficult for foot passengers to use bus
services. These currently serve a stop
in Dover Road on opposite side of road to passenger terminal. Pedestrians are already in conflict with
vehicles in this area as there is no designated walkways or crossing facilities
so additional vehicle movements in this area are likely to increase potential
for conflict.
Company has now withdrawn its original
objection to this application.
PARISH/TOWN COUNCIL COMMENTS
East Cowes Town Council raise no objection in respect
of proposal.
THIRD PARTY REPRESENTATIONS
None.
CRIME & DISORDER IMPLICATIONS
Relevant Officer given opportunity to comment but no
observations received.
EVALUATION
Main planning considerations relate to relevant
Unitary Development Plan policy and more detailed matters relating to visual
impact of proposed structure, affect on locality particularly residential
amenity and implications for highway safety.
On first issue, generally UDP policy supports
initiatives which improve cross-Solent ferry links and appropriate proposals
and traffic management schemes which help address traffic marshalling problems
associated with ferry terminals, subject to proviso that such a proposal will
not adversely impact on local environment, is appropriate in terms of scale and
operation and does not have unacceptable detrimental or adverse environmental
impact.
In terms of environmental impact on locality and
surrounding residential occupiers it is considered that in visual terms
construction of ramp located between existing similar facilities will be
successfully assimilated within existing terminal facility and is an
appropriate structure for such an area in terms of scale and external
appearance.
Application has been accompanied by Acoustic
Assessment which has been vetted by Environmental Health Officer who raises no
objection on this particular issue.
As referred to in Representations section upon initial
receipt of application Highway Section of Authority raised concern concerning
current activities in both Dover Road and an area immediately outside main
terminal and linkspan as current arrangements necessitate vehicles boarding
ferry requiring to cross public highway between Trinity Yard and linkspan. Vehicles leaving ferry likewise cross same
section of highway and these activities combined with large number of
pedestrian movements, buses turning, HGV movements, taxis and vehicles dropping
off and collecting foot passengers and delivery vehicles all provide
significant risk to motoring public and in particular more vulnerable road
users. Furthermore, proposals did not
address potential for improvements to bus/public transport infrastructure and
pedestrian access to site.
Considerable negotiation has taken place between
applicant company and Highways seeking to address these issues which has
resulted in submission of Method Statements for loading and discharge
operations which is with Highway Engineer for final consideration. Following further meeting Method Statement
has been reviewed and briefly following measures are now to be implemented by
operator.
Firstly, they intend to install traffic light controls
at exit from each linkspan, this will assist in control and reinforce need to
maintain a single flow of traffic from terminal apron towards Dover
Street. Secondly, the demarcation of a
walkway to encourage pedestrians to follow a line between Trinity pavement and
the ticket office by the most expeditious route. Appropriate safety signs will be sited at the walkway at both
ends. Thirdly, bus stop will remain as
is and a turning circle will be marked out for bus to provide consistency and
direction for drivers in executing a single turn. Fourthly, suitable remote controlled variable message sign to be
agreed with Highways in terms of message and location will be erected and a
suitable build out to be agreed with Highways for the Phoenix entrance
including signage improvements.
Finally, it is intended to remove existing marshalling cabin in Phoenix
Yard which does not contribute to traffic control and which will allow
increased parking capacity.
On the assumption that the revised traffic management
measures meet the requirements of the Highway Engineer then all material
considerations have been assessed in respect of this proposal and accordingly approval
is recommended.
HUMAN RIGHTS
In coming to this recommendation to grant planning
permission consideration has been given to the rights set out in Article 8
(Right to Privacy) and Article 1 of the First Protocol (Right to Peaceful
Enjoyment of Possessions) of the European Convention on Human Rights. The impacts this development might have on
the owners/occupiers of other property in the area and other third parties have
been carefully considered. Whilst there
may be some interference with the rights of these people this has to be
balanced with the rights of the applicant to develop the land in the manner
proposed. Insofar as there is an
interference with the rights of others it is considered necessary for the
protection of the rights and freedom of the applicant. It is also considered that such action is
proportional to the legitimate aims and in the public interest.
JUSTIFICATION FOR RECOMMENDATION
Having given due regard and appropriate weight to all
material considerations it is considered that the proposed development accords
with policies of the UDP and will not significantly affect the amenities of the
locality and represents an opportunity to improve efficiency and safety of
transport interchange facility.
RECOMMENDATION -
APPROVAL
Conditions/Reasons:
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Time limit - full -
A10 |
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Prior to the ramp hereby approved being brought into
use the highway amendments/alterations and traffic management measures
outlined in the applicant's letter dated 4 February 2003 shall be implemented
and installed. Such measures to be
submitted to the Local Planning Authority and approved prior to any works
commencing on site. Reason: In the interests of highway safety and to comply
with Policy TR7 (Highway Considerations) of the IW Unitary Development Plan. |
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All piling operations shall only be carried out
between April and October (inclusive). Reason: To avoid adverse acoustic impacts on migratory fish
such as sea trout. |
Strategic Director
Corporate and Environment Services