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TO: Planning and Building Control FROM: Department for Enterprise DATE: 15th April 2020 SUBJECT: PLANNING APPLICATION - NOBLES PARK ROADWAY & PATHWAY
1.1. The aim of this paper is to provide the supporting information required for a planning application from the Department for Enterprise (DfE) to install a permanent roadway and pathway within Nobles Park. The proposal, already approved in principle by Douglas Borough Council (DBC), would enhance the facilities within the park area and serve to improve the visitor experience for the TT and Festival of Motorcycling (FOM) but also provide a new capability to allow for DBC to host events requiring vehicle access during the rest of the year. It is accepted that the cost of the improvements for permanent infrastructure would be borne by the DfE and balanced over time against the need for equivalent temporary vehicle track matting and continued rental costs.
2.1. The background to the application and the requirement for the new infrastructure. 2.2. Provide a description of the site with a schedule of drawings (SODs) and pictures. 2.3. Provide detail on the questions raised within the application for planning approval.
3.1. The TT Production Manager (TTPM) is responsible for the planning and management of the TT Grandstand and Paddock Complex (TTGPC) for the TT and the Manx Grand Prix/Classic TT (MGP/CTT) in May/June and Aug/Sep respectively.
3.2. The land used for the event is controlled by DBC and is split North/South by a central pathway orientated East/West. The overall area is known as "Nobles Park" and is completely laid to grass, except for the central pathway and a minor perimeter path to the South of the park. For the TT and MGP/CTT to function, the Northern area is required for car parking and for a campervan park (known as the "RV Park") for competitors and their teams and families. Additionally the southern area is used as a major event attraction space with a temporary (DfE owned) marquee erected for both events and a bar facility (known as the trackside pub), both accessed directly from Glencrutchery Road. Both facilities have been subject to separate successful planning applications in the past.
3.3. Outside of the event periods, the Southern end of the Park is used as a football pitch and for the DBC organised "fun-day" and there is also an organised "park-run" held regularly throughout the year. None of these events would be affected by the proposal. The fun- day could in fact benefit from the proposed new pathway providing a footpath link from the main tarmac area below the TT Grandstand, which is used as a carpark for the event. It is important to stress that the area of Nobles Park that forms part of this application is not used for any event other than the TT and MGP/CTT.
3.4. The TTPM took post in Nov 2017 and quickly established that in order to use the area effectively with vehicles able to cross the grassed area of the site, and to have an effective traffic management system that can be used in all weathers, some form of temporary roadway was required. This temporary roadway would have to service the teams and competitors arriving and leaving the RV Park and provide a realistic road surface that could withstand the amount of traffic arriving into and departing the car park area. The track matting is also laid to provide hardstanding to build and dismantle the DfE marquee and bar facility. The solution for 2018 and 2019 events was to hire a large amount of Page 1 of 13
temporary track matting from the equipment hire contractor, which was laid on the grass surface and could take the load of a fully laden articulated truck. 3.5. In addition to the need for a temporary roadway, with pedestrians needing to walk across the grassed area from the car parks to reach the grandstand area, there was also a requirement to install a pathway from the car park areas to the paddock areas and the activities at the TT grandstand. The solution for the 2018 and 2019 events was to lay temporary pathway. Whilst this pathway was owned by the DfE and not hired, each time it was put down it took 2 full days to complete, and with the land not being level it also needed a hard-core base in the more uneven areas in order to remove a possible trip hazard to the public. Post each event, the matting needed removal and transportation to store, the area used then needing landscaping to be put back to a point where grass seed could be laid. Additional to the manpower costs each year for the labour, there were ongoing transportation and storage costs. 3.6. The solutions proved extremely successful; however, this success came at significant overall cost, especially in regard to the track-matting. The decision was therefore made to approach DBC to gain approval to install a permanent roadway and pathway in the Nobles Park with a "spend-to-save" approach, that would benefit not only the 2 events, but the users of Nobles Park throughout the year. The location of the roadway and pathway is shown below in the diagrams described at Para 4.
4.1. The DfE has an agreement with DBC to operate within the "Licensed Area" (as shown at Annex A, with the perimeter shown blue in colour) in order to permit the DfE to use the land for the organisation of the TT and Manx Grand Prix (MGP) and Classic TT (CTT). 4.2. At Annex A, the area shaded in green covers the Nobles Park grassed area (known as "the Fields" within the agreement) and the area shown as the "Snoozebox site" and shaded orange (with a partial dashed-blue perimeter) is also included within a variation to the original agreement. 4.3. As a term of reference, the area shown shaded in green is known as "the Fields" within the license agreement. This is a purely grassed area and is shown in the overhead ArcGIS photo at Annex B. The photo shows the area in partial build for TT2018 with the DfE Marquee in a state of partial build, with no road or pathways in place. Annex C shows the overhead picture of the actual installation of the roadway and pathway for the TT2018 event. Annex B and Annex C show the overall affected areas highlighted in red as per the planning checklist requirement. 4.4. Annex D shows the site plan for Nobles Park for the now cancelled TT2020. This shows how the area would have been transformed into the event site, with the various elements of the site shown in the key. Annex D and Annex E also show the basic traffic flow for the event using the entrance as agreed between DBC and St Ninian's Church and exiting in a clockwise fashion out of the Nobles Park and turning left onto St Ninian's Road. 4.5. Annex F and G show overhead drone shots of the entire area showing the required vehicle track-matting and pedestrian matting in place. 4.6. Annex H shows the DBC approved areas of roadway and pathway that apply to this application. 4.7. Annex I shows the full vehicle routing from the church entrance at St Ninian's Church; however, this application is only applicable to the area as shown at Annex H. A separate application in principle will need to be made to DBC before any planning application process takes place.
The DfE wrote to DBC requesting approval for number of infrastructure improvements in Nobles Park, including a permanent roadway and pathway in a letter dated 11th October 2018. That proposal was met with agreement with conditions as specified in an email from DBC Head of Parks dated 29th Nov 2018, a copy of which is available upon request.
The DBC approved specification was for a Grasscrete solution as detailed by the DBC Design Engineering Officer who studied a number of options for a solution to a replacement roadway and pathway, with the most cost effective solution being that which gives a good aesthetic look with a Grasscrete solution. The Grasscrete website is at: https://grasscrete.com/index.html. The specification of the solution was such that it would be capable of supporting a fully laden articulated vehicle. Confirmation of this agreed specification is in an email from DBC and available on request as shown at as is a confirmatory email from DBC. The proposed solution would be aesthetically in keeping with the park and have no vertical extent.
Andrew Igoea from DEFA was consulted about the proposal and his reply was stated in an email on 11th Oct 2019, where he advised a tree survey was carried out to assess any possible impact on the local area. As part of the requirement to conduct such a tree survey on the TT Scoreboard area, in Jan 2020, Manx Roots Ltd were consulted on the plans to install a permanent road and pathway on the same footprint as the temporary road and pathway for TT2019. Manx Roots had carried out a full survey of the Nobles Park area prior to the installation of the temporary road in 2018 and had given advice on tree protection within that survey. There were no additional restrictions put on the planned route by Ben Brooker of Manx Roots.
As part of the plan to install a permanent roadway in the Nobles Park area, DBC Design Engineering Officer was consulted as to a possible drainage solution in the Park to include within the design of the proposed new roadway. At the same time this consultation was taking place, the Manx Utilities Authority (MUA) was carrying out works in Nobles Park with Paul Carey Ltd laying a mains water pipe right across the Park. These works had enabled a detailed investigation into the condition of the ground in the Park and had showed the formation of the earth layers down to below a meter in depth. In consultation with DBC, Sean Craig & Sons Ltd (local ground workers) and Paul Carey Ltd ground workers and MUA engineers (Dave Cain and Lionel Bell), it was agreed that a possible method of acceptable drainage was to carry out sub-soiling in Nobles Park. This was agreed to form the basis of the drainage solution for the laying of the roadway.
Paul Davis from Highways was informed of the plans to lay a permanent road in the Park as part of the overall traffic management plan for TT and MGP/CTT. Highways had previously been consulted as part of the process of introducing a traffic flow into the Park through St Ninian's Church, with the overall aim of improving traffic flow along St Ninian's Road. As there were no changes to the permanent Highways road structure involved and the pathway was essentially on private land, Highways raised no concerns over replacing the temporary road used in 208/19 with a permanent solution.
In accordance with the planning checklist requirements a full topographical CAD survey with PDF and of the relevant areas within Nobles Park area was carried out by WGS Ltd and is available on request via email. The relevant software would be required to open the "dwg" files and "ctb" files.
The Applicant is the Department for Enterprise. The application follows pre-application discussions with a senior planning officer from the IOM planning and Building Control.
On behalf of the DfE, the applicant met with Planning Officer Chris Balmer during early Oct 2019 and discussed the proposal. Mr Balmer
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replied in an email on 9th Oct 2019 and advised that a full planning application would be required.
6.1. During TT and MGP/CTT in 2018 and 2019, a temporary roadway was introduced as part of the traffic management plan within the Nobles Park area. The ability to route traffic through the Park effectively was acknowledged as a major improvement over previous events, and the pathway introduced also made for a more effective means of travel across the grassed area for visitors to the event. In 2019, it was also agreed with DBC to lay this pathway early to assist DBC with their own 'fun-day' event. 6.2. Approval for the proposal would lead to a significant long term financial saving for the Manx tax-payer by removing the need to rent track-matting and operating a temporary pathway. 6.3. The IOM TT and FOM are very special and unique events with significant cultural and economic importance to the Isle of Man. As the popularity of the events have increased and continue to do so, there is a requirement to match that increase in visitor numbers with improved offerings of the facilities on site, whilst mindful of the need for effective safety management of the event, in particular having a realistic and effective traffic management system. . The proposal would support the operation of the events and improve the overall visitor experience. The proposal would support temporary jobs and would therefore have a positive economic impact. The proposed new facilities could also be used for other events held across the park throughout the year benefiting the Manx community and introducing the roadway and pathway.
Nigel Crennell TT Production Manager Department for Enterprise
A. The DBC Licensed Area (Blue Outline). B. Site Overview -Partial Build (No Road/Pathway). C. Site Overview - Track Matting Partially Installed - Path Fully Installed. D. Site Overview - 2020 TT/MGP/CTT. E. Site Overview - Clockwise Traffic Flow. F. Overhead Picture - Planned Roadway Footprint. G. Overhead Picture - Planned Pathway Footprint. H. Douglas Borough Council Approved Footprint. I. Full Traffic Route from Church Entrance.
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