Loading document...
ISLE OF ~IAN I'LAN:"IIi(; SCIIDIE (IlEVELOI'~IE:"T I'LA.~) (A~IE:"Il~IFXf) OIl1JEIl 19M7
IlEI'OIlT
OF
IlIUAIi FAIUWW C ENG ~1.I.c.E. ON BEliALI' OF
I'lanning APJllicllliolls: 04102JII/B, 04101310/B :lntl 041023.50/11 AflPt'llll~cfcrl'ncl's;AI'. 2581, 2582 :Iud 2583
SUB~IISSIONS IN SUI'I'OIU OF TilE PLANNING COMMITTEE'S IlECISIONS TO GIlANT FULL AI'I'IHlVAL FOil:
al
OIlMLY FIELDS AND LANIl AT PAL~I WINIlS WITH ACCESS OFF VOLLAN CIlSCENT, IlAMSEY.
CIVIL AND STIlUCTUIlAL CONSULTING ENGINEEIlS CAMEO 1I0USE 19DUKE STIlEET,IJOUGLAS,IMI2BB SEl'TE~IIIEIl 2005
Hilrtford Homl:ls ltd
Introduction
1.1
12 1.3 14
Proposed Residenhal Development, Ormley Fields. Ramsey Appeal Submission
Page
Drawing 68990/54 PO001 PA Proposed Outfalls for the Development Adoption of Sewers Foul Sewage Disposal
Proposals Exisling Drainage
2.2
Foul
3.1 3.2
Surface Waler
4.1
loading Effects Erosion
Appendix A. Design Information and Reference
Projected Site Sewerage Flows Design Parameters References
J ~\CORRE5PONDENCEIAPPEAl SUllMISSIONflEPORTDOC D.,e At"" 8. P3I"tnE<' I•••• 01 M•••.•Ltd Or,1II' 21 S"l'I<rmIlotzoos
Proposed Residential Development. Ormley Fields, Rilmsey Appeal Subm,ssion
Hartfmd Homes lid
1.1
I alll in"truch:d by IIul1fl1rdIIl)tJ1csLimitcd (the' Applicant') to preparc Ihis report in support of thc Planning Committcc' s decisillns to grant full apprO\ill for thc 1'0110\\ing de•...elopmcnt proposed for lhe Orml)' Fields ami Palm Winds sitcs that arc located in the north cast orRamscy.
A Planning "pnlicatiull Pi\. O.t/023 I lIB
Ll.Plann ing,Application PA. O.ti02J Iom C. Planning Application Pi\. O-t;02350!B 1.2 I am a Chartered Engineer and a ~lember ofthc Institution ufCi ••.il Engineers. I have 49 years e:o;pcricneewithin the construction industry and 38 years <IS a Chartered Engineer. I have \\orked twth nationally throughout the UK ;lI1dinternationally. 1.3 I cSlablished the ave "rup and Partncrs Isle orMan Ltd office in June 1988 and \\as Resident Director and Principal Engineer muil April 2004. I now acl as a COllsultantlo the Practice. I can confinn thai I have visited the appeal sites on sc\eral occasions and as a resident of Rumsey I am familiar with the area. 1.4 The Planning Comminee and statutory eonsultees were satisfied in terms of the proposed drainage for each of the proposals. Ilowever. concerns have been raised by some local resident. Concern has also been expressed by a local resident ill respect of the loading effects on erosion of the cliff face in respect of the developmcnt proposed at Palm Winds. This report addresses these issues.
The proposcd drainage scheme for both foul and surface \\ater disposal from the site has the consent and agreement oFthe relevant Drainage Authority the Ramsey to\\n Commissioners and tht'ir agents Holmes Grace COIl~ulling Engineers.
The main site is undeveloped and gCllcrally slopes dowlmard from a lcvcl of-28m ,\00 [I] by Grove l\lount in the south to a Icvcl of -19m 00 (I] ncar annie)' Iiall in the north. This is referred to as the Omlley Hall fields. There is a relatively flat area in the centre of the site. The site is appro:o;imatcly 200m from thc coastline and is set back from thc top of a 'sloping clifT.
Thcre is an additional slllall site adjaecnt Vollan Crescent and adjacent 10the Grand Island Ilotel and referred to as Palm WilllJS.The Vol Ian. There is currently one property on this sile. \\hich is due to be demolished. The site is relatively t1:ltand lies bclwcen IS-19m AOD [IJ.
Page 1 o,.~ Arup &. Pa<tne<s Isle 01 M;>nll<l
21 Soplemtl<!.2005
I
HJrtford Homes lid
Proposed Residential Development, Olmley Fields, Ramsey Appeal Submission
It is prop\h\,:d IIId~\elnp th~ sile li.lrresidential usc in plla..•es. 1>C\ell1plllelitof the Onnly lIall fields \\ill be in t\\O phases beginning in the slilith. \\hiba Palm Winds \\ill be dc\ doped separately in the norlh.
Thc drainage laymet has been designcd to be progressed in phases 10pro\ ide a stand alone facilit) for each planning. applic;'ltioll for indh idual phases.
The s)ostemof drainage is (0 be adoptcJ by the Department ofTmnsp0l1 anJ Ramsey To\\n Commissioners on completion of the building \\orks. and all Se\\er5 arc designed III :Iceordanee \\ith the Department ofTmnsport's publication '~Ianx Se\\ers for Adoptiollthc dcsign and l.:onstrue(ion guide for de\c1oplllellts in thc Isle of ~Ian [2J.
The ex,isting public sc\'erage systems \\hich run through the site as shown on ,\mp dra\\ing no. 6X990/54 S11I 1'0 are as foIlO\\'s:-
S)'sh'lIl I There is a small section of public combined sewer \,hid! runs through thc southern corner of the site. dmining three properties on Grove Mount. This cwntually drains past the hospital and into the sc\\er in the A IO. S)'stem 2 There is a public combincd sc\\er which rUlls\"est to cast across the centre of the site fro/11Rheast ~Iooar Lane and along an existing field boundary to\"ards the cliff tops. This sewer originates at a pumping station at Clition Drive. II is a rising main from Clifton Drive 10Rheast I'vlooarLane \\'here it becomes a gra••..ity mnin across the site of the proposed development. The scwer runs down the cliff face and discharges directly to the sea outfall without treatment. S)'slcm J There is a public combined sewer. which runs west to east along the northern boundary of the Ormly Iiall fields. and there is a public combined sewer \••hich nlOS across Ihe north. \••.estern corner of the Palm Winds site. These combine to form one run dO\\11Vollan Crescent. Under normal 'dry weather' operation foull1ows arc directed along the seafront road and into the 600rnl1l diameter sea outfall. Under stonns conditions the 300mm diameter Combined Sewerage Overflow (CSO) to sea adjacent the Grand Island Ilotel comes into effect when surface water l1ow5 reach a certain level.
There is also a pri••..ate drain associated with the c..••isting Palm Winds property which connects into System 3 where it passes through the site.
3.1 Foul Levels 011 site mean that only 4 properties in Phase I will be drained by gravity to System I. The Drainage Authority require that lhe balance of Phase I properties be discharged into System 2, albeit that a section of sc\\cr acrOSi the site will be diverted under the central road. The Authority requested that foull1ows to System 3 be limited to avoid placing unnecessary additionall1o\\s through the CSO downstream.
Page 2 o...~ '" panr>efS"lea ManUd
21 S<!pterre •••.2005
Harlford Homes Ltd Proposed Residenllal Development, Orrnlf'lY Fields. Ram5ey Appeal Submission
rill: foul se\\age \\ill he unlreatl'd and discharge directly 10sea \ia the existing IOllgSCOl nutt~llI,all as currently ta\.;cs place for all Ramsey's foul sl.:'\\agc.,\ppendix I to this reptl.-t includes th::-.:ignillli)rnlatinll and tl(ms.
1"hI:lllllg Sl.:'anutfall discharges the filUl\\atcr \\ell beyond the 100\cst 10\\ \\ater m;lr\.;. and makes usc of the littoral drift crcated by the pre' ailing sotuh \\csterly \\ inds 10dissipatc and breakdo\\ n the f01l1deposits. The discharges can be carried inshore b) easterly \\ inds but tilis ollly occurs infre(l"ently during the ye:n. :lnd creates rough sea conditions \\ hich help 10 dissipate the solids.
Currelltly the all island drainage schemc I..nowas IRIS is progressing. and 65% of the island li)ul sewage is already being treated at the ~te:lry Veg Se\\age Treatment Plant. Currently ailihe liml sewage from Onuglas. Onchan and the south of the islalld goes!lJ ~lcary Vcg. Various other se(;tions of the projeci havc been (;ol11pleted\\ ith a rising main from Foxdaft: :md pumping stations \\ith associated storage tanks at Peel and Ramsey.
latcr \\hen the IRIS conncction is made to Ramscy the sewage \\ill be rerouted from Ihe storage cul\'ert under the northern end of ~tooragh Pmk to the already constructed pumping station and storage tank at Poyll Dooey Road.
3.2 Surface Water
The Drainage Authority has confirmed that the addition of surface \\iater to the existing public combined se\\l:r system will not be acceptable.
Therefore a new outfall to the sea will be provided adjacent to the existing outfall to sea by the Grand Island Hotel. The Department of Transport have con finned that there would not be a requiremenlto allenuate flov•.s providing the outfall is suitably designed and delailed to carry the design flows and tidal regime is considered. An oil interceptor will be provided prior to the beach outt:'lil. Refer to Appendix 1 for design inform.ltion.
The new prop(;rty at no. 5 Palm Winds will have no loading affect on the property at no. 5 Vo1fanCrescent. The current proposal docs not alter the situation that already (;tlrrelltly exists with the existing property that is to be demolished.
Draw i!1g 68990/54 PO00 I PA illustrattls the relationship of tho proposcd property at no. 5 Palm Winds to the existing property no. 5 on Volfan Crescent. This is the nearest 011 plan of a new property to an existing property.
NO.5 Palm Winds is elc\ated by 13.624 metres 011 the cliff face above no. 5 Vollan Crescent. The load distribution from the Palm Winds property is at 45°. and results in a dissipated loading to the ground le••..el ofVolfan Crescent some J 1.675 metres back from the n:ar wall. Therefore Ihere is no loading cfl'ecl to lhe ground that supports no. 5 Vollan Crescent.
Erosion of the cliff face is caused by rainfall nnd the runoff of rainfall from the land above. The current situation will he improved by the new properties. in thai the surt:'lce water runotT will be taken into the dcdkated surface water sewers from Palm Winds.
Page 3 Ove~&P_sl.oIManlidZ,~'e_:!005
I
H;)/tlord Homes Ltd Proposed Residential Development. Ormtey Fiekls. Ramsey Appeal Submission
Ihe dilT 1:1..:eis angled at appmximah:I): JO~\\hich is the natural angle l)f repose for the underl) ing.s;mJ. I'he dilT face is hl..'<1\ ily \egetall"d \\hich pn:\ents erosion oflhe underl) ing S~Il1(1.Pwgn:ssi\e erosion oftlte 1:11..'1..'is infinitesimalullder the current conditions. The lIew pmperty in Pall11Winds \\ill hl,,'sci bad: at its nearest point b) 8.2 IlIdres frolllthe dill face. \\hilstthe bulk nfthe house \\ill be of the order of 11 l11etn:splus bad. from the dilT face.
The clitTs Il011hof thl,,"Grand Island 11011..'1are sulfering fmlll some erosion as the underlying sand is exposed in some areas. This is 110tso in the vicinity ofVollan Crescent. Then: has been ewsion in the past behind the Vollan Crescent properties and a gully hns becn fonnr.:d. but this is due to hea\-y surf;lce \\-uter runotT from the lields to the south of Palm Winds.
The Drainage Authorily prefer that the laying of se\\-ers is under roads. footpaths or public :lrea and all the new proposl'd se\\ers conform to this prell-relicI..'.Ilowe\-er the laying of sewers in private land is acceptable as is demonstrated by the f.1ctthat there arc currently a smallllllmber of short lengths of adopted existing sewers that nln:ady cross the main site \\hich is private land.
Under Section 8 of the Sewage Act 1999- Agreement as to Adoption of Sewers. laying of sewers. or existing sewers. through private land is acceptable subjeet to certain conditions. The main conditions arc as follows:-
The layout of the properties and the sewers has been designed to enable conformity with these requirements.
The foul se\\age from all Ramsey currently discharges untreated to the sea via a long sea outfall situated at the northern end of :-'looragh Park. There is no requiremcnt to treat these
if ultimately the system is cOllnccted to IRIS paragraph 11.8.3 of the emerging the Isle oU••lan Strategic Plan stateS th:lt "The Department of Transport Drainage Division recommend that resources arc not Spl"nton Sewage Treatment facilities \\hich will be decOlllmissioned once IRIS is in operation -thc Division will itself dirl..'ctresources to IRIS as a priority".
It has been suggested by Mr G Jones that the foul sewage discharged to sea at the Vollnn has increased greatly since 1970 based on the increase in new properties since that time. This is just not true as the population has not radically increased with the number of new houses. more a redistribution oflhe popul:uion. The Ramsey Local Plan 1998 paragraph 2 relating to Population records that "In 1996 the populalioll of Ramsey \\-as 6.878, having fallen by over 2% from 7.039 in 1991". Also it records that the average "household size is 2.19 \\hich is lower than the island ,••ide average of 2.38 and reflects the high proportion of single person and pensioners only households."
O.e Arup 4 Partners lole of Marl tid 21 S<1'I.",t-er2005
Page 4
I
Hartford Hames lid Proposed Reslden!lal Development, Ormley Fieids, Ramsey Appeal Submission
,\ IOllg ~l,:a\lulnlll dis(:harges lhe lIllln.'aled dl1u(:llt sllnkielltly olTslwrc In ellsure dilllti(lll il!H1dissipalioll h) sea <lction. As "lal\:d prC\illll"ly Ihis \!is"ipati\l11 is clll1all(:cd by the prevailing Jinoral drili alollg the (:\l;JSI. rllc infrequenl ca"t(:r!y \\ illds (:;111sOllll'limlo:s !l'ad to sOllle minor deposits Ilftl1e ll.'ss bio \kgr:Hlablc malcrials sud 1:IStampons as I11lo:11linl1l.'dhy
.\11'G hllll.'S. bllt Ilot ofe:\cn.:mClll. as alsu s\lgge~!l'd by ~lr G Jones. "hidl brea"s lip hy dilution (lild IltHkr bioll1gical Sl';J ;J(:tion ilI}(Jdispl.'rscs.
Page 5 o"~At"" & Pa~ 1.1.,01M;}nUd
21 S~pl"mMf 2005
Hartford Homes LId Proposed Residenli;ll Development, Ormley Fields, RamS0y Appeal Submission
Design Information and references
Page 6 0,,, AI"" & 1'",, __ 1.1"or M"n ltd 21 S<>plemb<!' 2005
H,lrlford Home, lid Propo3edResidentialOe~c!opmenl,Ormlt!yFields.nllmsey Appeal Submission
Refer to Arup dra\\ ing 110.68990/5.1 S112 J>.Ililr the latest Se\\l.:r~ge la)ollt pwposal.
Also lIote as.;;umptiolls ill Section n.
Foul
Existing System 2(addilional daily 110\\to Systt"m 2 = 288,000 lilrcs: pe<lknO\\ = 7.35 lis)
Surf.ICC W:llcr
200 litres per head per day x 3 persons per dwelling x peaking faclor of 6 + 10% allowance for infillration.
Therefore to arrive at more realistic valucs the flows should be divided by Ihe peaking factor of 6.
I. Hyder (2004) Topographical sur•...ey, Drawing litle 'Oml1cy Hall, Ramsey: Site Survey 'Dra\\ing llumber NE79990NE057/00 I/e dated 20/05/04.
Page 7 Ove~ & P_II~.of"';>n ltd
I
;>1 $epl<'.l'lbJO- 2005
Copyright in submitted documents remains with their authors. Request removal
