Concerns raised following the submission of plans for the major redevelopment of Norris Castle have been addressed by developers this week.
Plans were unveiled last month to turn the East Cowes estate into a year-round heritage and natural environment-led destination.
The castle is proposed to be transformed into a 17-suite hotel with a further 57 built into the grounds, designed to remove the landslip risk to the castle. Farm buildings will be restored and converted into a spa and wellness centre, with further repairs made throughout the estate.
However, developers Norris Castle Estate Group (NCEG) say the plan is the only viable option for conserving the estate as a whole.
The castle, estate and other listed buildings are in a state of disrepair, after ‘decades of neglect as a private residence’, and developers say they have worked to limit further deterioration. All 3 of the estate’s Grade I listed assets are now on Historic England’s ‘Heritage at Risk’ register because of the urgent need for repair.
Coastal erosion is a risk to be dealt with, NCEG says, otherwise, it would not be possible to raise the investment needed to put the castle to any viable use.
Planning documents estimate repairs would cost £16.55million with conversion costs put at £90.74million.
An estimated 120 homes are proposed on the neighbouring Springhill Estate, to ensure the viability of the development but NCEG says that is no more than necessary.
The plans have been met with mixed reactions, with 1 supportive letter submitted to the council but 4 against, including from the Isle of Wight Society. Furthermore, recommendations to refuse the plans have been sent from Island Roads and the Environment Agency.
Many concerns have centred around the entrance proposed from East Cowes Esplanade, above the Southern Water pumping station. It is thought using the Esplanade as the main access point will increase traffic levels in the mainly pedestrian area.
NCEG say the proposed access road would have a signalised junction, pedestrian footway, dropped kerbs and tactile paving to enhance pedestrian safety. Visitors will be encouraged to leave their cars at home, lessening the traffic increase, with a pick-up and drop-off service provided. It says the proposals would only have a minimal impact on the highways or pedestrian safety.
Answering concerns about whether the development will actually be completed, NCEG said it would be tied into legally enforceable planning conditions as part of the permission, with a management company maintaining the estate.
As a benefit, NCEG said it would open up Norris Castle to the public, providing a large range and number of jobs. In addition, the sale of the houses will also be restricted to allow local people first choice to buy them.
NCEG say the plan has taken so long to ensure it was a thoroughly evidence-based application that addresses all planning considerations.
To view the plans, 21/02437/FUL and 21/02438/LBC, you can visit the council’s planning register. Comments on the application can be submitted until 8th April.
A website will be available from Friday (18th March) with more information, pictures and planning summaries to look at. Head over to www.norris-castle.com.
PHOTO GALLERY – March 2022
Always wondered why the council never cleared the landslip down the esplanade. NOW I KNOW WHY
Bulldoze it and build affordable housing for local families not holiday lets for the stinking rich.
Concerns over the use of the E Cowes Esplanade are justified due to the high volume of traffic that can sometimes involve traffic alterations up Cambridge Road via the Esplanade especially when the IoW Pop Festival, along with Island Road, Southern Electric, Gas, Water Boards not forgetting Wightfibre. Why can the entrance not be used just off the top of Old Road? Or does this planned redevelopment need further looking by those making decision in person to look around the surrounding areas? ~The need to preserve Norris is still high on agenda but this is not going to be a get rich quick option for anyone taking the task on.