1 March 2016 · Planning Committee
Garden And Building, Golf Links, Fort Island, Castletown, Isle Of Man, IM9 1ua
The proposal sought retrospective approval for constructing a 3 metre high berm along the golf course edge next to the derelict Castletown Golf Links Hotel and former swimming pool, and a 3-5 metre high berm on the opposite side of the fairway, plus additional unmentioned works including scrub removal up to 24m wide, a…
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The officer assessed the proposal against the sensitive context of Langness, a unique tombolo with ASSI designation for protected species, salt marsh, coastal habitats, and geological features, emphas…
General Policy 2
Requires development to respect site surroundings in scale, form, design and landscaping; not adversely affect landscape character, public views of the sea, or amenity of adjoining land. Officer found berms introduced contrived elements harming visual character, open views, and hotel site amenities, failing tests b, c, e, g, k.
Environment Policy 1
Protects countryside outside settlements from adverse effects unless overriding national need. Site in countryside/ASSI; mounding deemed detrimental to character despite no ecological harm.
Environment Policy 4
Prohibits development adversely affecting ASSIs, protected species or habitats. DEFA confirmed no harm to ASSI interests or lesser mottled grasshoppers after negotiations and compensatory measures.
Environment Policy 40
Prohibits development damaging archaeological sites or their setting. MNH raised skyline intrusion concerns from Fort Island (Scheduled Monuments), but deferred to DEFA on ASSI; visual harm contributed to refusal.
E11 Langness
Area Plan policy to conserve coastal character, ecological habitats, open panoramic views, and resist development detracting from rugged coast or openness. Berms harmed unspoilt character and views per Landscape Character Assessment.
no highway implications
content with proposal after long discussions; ASSI consent provided for fairway works and boundary banks with conditions to protect habitats; no harm to ecological interest including lesser mottled grasshoppers
Manx National Heritage raised concerns about visual impact on heritage setting and views but deferred to DEFA on ASSI matters without formal objection; Malew Parish Commissioners objected due to impact on ASSI character; Fort Island Developments Limited strongly objected citing boundary errors, retrospective works, and negative visual and ecological impacts.
Key concern: proposal will spoil the character of the Area of Special Scientific Interest
Manx National Heritage
No ObjectionMNH is concerned about the visual impact of the berms proposed as part of the ground works for the re-configured 18th fairway, but is content to defer to DEFA in the matter of minimizing damage to the ASSI.; A more definitive solution - and one befitting a protected area and one of such high visual quality and sensitivity - would surely be a cooperative approach between neighbouring landowners to achieve a high quality and appropriate redevelopment of the former Golf Links Hotel and its ancillary buildings rather than the proposed earth mounding which appears somewhat contrived.
Fort Island Developments Limited
ObjectionFort Island Developments Limited (FIDL) is the owner of the Castletown Golf Links Hotel (including the former swimming pool), which immediately adjoins the above application site, and as such we wish to place our objection to the proposed development on record.; the proposed bunds will in themselves have a negative impact upon sensitive views in the area
Malew Parish Commissioners
ObjectionThe Board objects to this proposal as they believe the proposal will spoil the character of the Area of Special Scientific Interest, particularly in relation to the height of the berms as viewed from land adjacent to the golf course.
The original application 15/00602/B for retrospective landscaping works involving 3-5m high berms along the golf course edge adjacent to the derelict hotel and swimming pool, and on the opposite side of the fairway, was refused by the Planning Committee despite officer recommendation for approval. Key refusal concerns were visual impact in the sensitive ASSI landscape, contrived appearance of berms, and harm to adjacent hotel amenities. Appellant Langness Golf Course Ltd argued the works enhance the course, improve safety, support viability/economic benefits, and have minimal visual impact compared to derelict buildings, with DEFA ASSI consent. Inspector Stephen Amos found no significant harm to landscape/character or ecology (with conditions), substantial economic benefits outweighed minor impacts, and allowed the appeal subject to conditions.
Precedent Value
Demonstrates that minor landscape changes for essential golf course improvements in ASSI/AHLV can succeed on appeal with DEFA support and economic justification outweighing subjective visual concerns; future applicants should secure ecology consents early and evidence business need.
Inspector: Stephen Amos MA (Cantab) MCD MRTPI
