1 September 2005 · Planning Committee on Review
33-37, Athol Street, Douglas, Isle Of Man, IM1 1lb
Dickinson Cruickshank sought planning approval for a ramp and steps at the front of their office building to provide disabled access, in anticipation of the Disability Discrimination Act. The proposal encroached onto the public highway along busy Athol Street, reducing the footway width from a minimum of 2.8m to 1.75m.…
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The Planning Committee refused the application because the ramp and steps would encroach into the public highway, reducing the footway from 2.8m minimum to 1.75m minimum, obstructing pedestrians on bu…
no objection
Care needs to be taken with the ramp and steps so it's not a hazard to passing pedestrians; the ramp needs to have handrails on both sides
DOT Highways objected to the disabled access ramp due to encroachment into the public highway obstructing pedestrians, while Disability Access Office supported the application with advice on surfaces and safety, and Douglas Borough had no objection.
Key concern: The proposed access ramp and steps encroach into the public highway. The reduced width of the footway will obstruct the passage of pedestrian traffic.
Borough Of Douglas
No ObjectionDouglas Corporation have no objection to the proposals listed below.
Department of Transport Highways Division
ObjectionObjection: 1. The proposed access ramp and steps encroach into the public highway. The reduced width of the footway will obstruct the passage of pedestrian traffic.; Reason 1. In the interests of road safety.
Disability Access Office
SupportMy office is happy to support the application made on behalf of Dickinson Cruickshank.; Both my office and RNIB (IOM) will be happy to advise on the final surfaces to best meet the needs of mobility impaired and sight impaired people once approval for the Planning Application has been received.
Disability Access Office
SupportCare needs to be taken when laying the ramp and steps so it's not a hazard to passing pedestrians. The ramp needs to have hand rails on both sides etc. All information on this matter can be obtained from the Disability Access Office.
Conditions requested: The ramp needs to have hand rails on both sides; All information on this matter can be obtained from the Disability Access Office
The original application 05/01165/B for construction of a disabled access ramp and steps was refused by the Planning Committee on 19 August 2005 (confirmed on review 9 December 2005) due to encroachment into the public highway reducing footway width and obstructing pedestrians. The appellant argued the remaining 1.75m width met design guidance, exceeded existing pinch points in Athol Street, was supported by the Disability Access Office, and was needed for anticipated Disability Discrimination Act compliance, committing to resolve land ownership issues. The council defended the refusal citing pedestrian safety on the busy commercial thoroughfare, Department of Transport objection, and insufficient planning gain. The inspector identified footway safety as the main issue, rejected minimum standards arguments due to high pedestrian density and existing undesirable constrictions, found precedents unpersuasive, and recommended dismissal on 12 April 2006.
Precedent Value
Demonstrates that on busy commercial footways, footway widths must exceed absolute minimum standards even for DDA ramps; site-specific assessments and inspector site visits critical, precedents require comparable impacts.
Inspector: John S Turner
