IoM Water Authority Planning Statement

The Planning Section, Department of Local Government and the Environment, Murray House, Mount Havelock, Douglas, Isle of Man IM1 2SF

Date: 25th August 2006

SUBJECT: - FOX COTTAGE UNDERPASS PLANNING APPLICATION NUMBER 06/01352/B

Dear Sirs,

I write with regards to the planning application referenced above submitted on 30th June 2006 and acknowledged on 11th August 2006.

It has been suggested that the application didn't give enough details with regards to the technical reasons and considerations as to why this plan of action had been adopted and hence why there is an urgent need for this application to be approved.

The covering letter submitted with the application broadly touched on the reasons and mentioned,

"the landowner (Mr Crowe) lobbying his local MHK Mr Cannan to get the bridge demolished as it impinges on his farming activity in that it prevents movement of his farm machinery from one side of the bridge to the other"

"Historically the bridge abutments have been undermined in an attempt to overcome the farm machinery transit problem"

"Mr Cannan MHK’s discourse with the Chief Executive Officers of both the IoMWA and the DoT in an attempt to get the bridge demolished"

It also advised that consultation had taken place with key stakeholders regarding the demolition of the bridge, being the asset owner (the DoT), Michael Heritage Trust, and Kirk Michael Commissioners, all of whom supported this plan of action.

What possibly wasn't so clear were some of the broader considerations and as such they are expanded upon here.

Whilst we accept that the disused railway line in its entirety is a significant part of local heritage we didn't feel that this one minor structure was in any way unique, and/or that the disused track as a whole would lose value should it be removed. We consulted with the Michael Heritage trust prior to the application being submitted and they told us that they had no objections to the bridge being removed, which clearly indicates that they do not regard it as an important or unique asset that should be maintained. To retain the heritage aspects of the structure we are also proposing re-using the stonework out of the abutment walls as seats/mounting/dismounting posts either side of the trail at this point so that they are not lost. If deemed necessary we could also erect a plaque advising the general public of the significance of the stones.

We realise that the appearance and character at this location will change should this work proceed, however we do not believe that it will significantly affect the overall landscape, and following re planting and re-growth of trees and shrubs we believe the change will in time be almost unnoticeable from the nearest highway (the A3)

We suggest that in general terms there is actually very little in terms of trees that would be affected by this work. Nevertheless we would give a commitment to replace any trees/shrubs that are removed as a result of this work in a 10:1 ratio as is our common policy.

The attached photograph taken from the A3 illustrates that due to the small size of the structure it is hardly visible from the main road, and recognising that the trees that would be removed would be replaced we would suggest that following replanting and re-growth that over time the change would hardly be noticeable. If planning approval is not forthcoming the IoMWA will progress the installation of the new infrastructure through the use of a freestanding pipe bridge which could be either above ground and/or sub soil. If and when in the future the bridge subsequently required large scale structural improvements and/or demolition the costs of amending the IoMWA’s pipe work will be considerably more than the cost of demolishing the structure and dealing with the problem now.

With all this in mind it was decided that the demolition option was the best option to pursue.

Finally it is worth noting that the use of the old railway track as a designated corridor for utility services would be compromised by the requirement to maintain the bridge.

It remains our intention to commence construction works in October this year for a period of some 33 weeks.

I trust this you will find that this letter gives a little more detail as to how and why this course of action was adopted and hope you understand the reason why we are pursuing it.

I look forward to your considered response,

Yours sincerely

A.M. Bale

Project Manager

Cc Mr J Smith – Director of Operations

Plate 1: View of disused railway track and Fox Cottage Bridge from the A3