Erection of a golfer's shelter with toilet facilities
Site Address:
Land Between 6th & 13th Tees Castletown Golf Links Langness Road Castletown Isle Of Man
Officer's Report
The Application Site
The application site is part of the curtilage of Castletown Golf course, Langness, Malew, the whole of the course being identified in blue on the submitted plans. The golf course is located on the Langness peninsula, which protrudes in a south-easterly direction into the Irish Sea, providing views towards Castletown Harbour, Scarlett Bay, Ronaldsway Airport, and up the east coast towards Port Grenaugh.
The parcel of land that the golf course is located on is well maintained, with large parts of the site carefully manicured to suit the purpose of a golf course resulting in different lengths of grass and foliage shaping the landscape.
The topography of the land on the application site is variable with modest gradients, and contains a variety of natural vegetation such as Gorse and wildlife such a Rabbits, but is predominantly used for leisure purposes on a daily basis. The specific leisure use, golf, has been considered a compatible use with the natural environment on the site for in excess of 100 years.
The application site is accessible by one road leading to Fort Island adjoining Castletown peninsula and an uneven surfaced public access road leading out to Langness. The public access road cuts across the golf course on the application site where as the other road dissects the south-eastern site boundary and Derbyhaven beach.
The Proposal
The proposal is the erection of single storey golfer's shelter and toilet facilities with associated sewerage and access works. The proposed golfer shelter is to be located between two primary playing areas on the application site's golf course.
The proposed building is to have a hexagonal footprint with Manx stone cladding walls rising 2400mm from ground level. A hexagonal shaped, pitched slate roof will rise up to 1485mm above the height of the walls. Wrought iron gates will be positioned at the entrance to the building on the south elevation, whilst timber framed windows will be located on the south-east, south-west, and northern elevations.
Case Officer:
Mr Jamie Leadbeater
Photo Taken:
05.01.2012
Site Visit:
05.01.2012
Expected Decision Level:
Officer Delegation
A septic tank and tail drains are to be installed beneath the ground surface and a pathway to be made between the Teebox and shelter from a soft material such as gravel, reinforced grass, or bark chippings.
Planning History
The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
Planning Policy
The application site is within an area recognised for the following purposes in the Isle of Man Planning Scheme (Development Plan) Order 1982:
Area for open spaces not open to the general public;
Area of high landscape or coastal value and scenic significance;
Nature conservation zones, nature reserves and sites of ecological importance for conservation.
On the draft Southern Area Plan of January 2011, the site is identified as Open Space for Particular Purposes - Golf Course and constraints imposed on the site include Bird Sanctuary and an Area of Special Scientific Interest which includes almost all of the golf course.
The Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application and they are quoted below:
Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
(a) the development would not harm the character and quality of landscape; or,
(b) the location for the development is essential ".
Environment Policy 4 states:
"Development will not be permitted which would adversely affect:
(a) species and habitats of international importance:
(i) protected species of international importance or their habitats; or
(ii) proposed or designated Ramsar and Emerald Sites or other internationally important sites.
(b) species and habitats of national importance:
(i) protected species of national importance or their habitats;
(ii) proposed or designated National Nature Reserves, or
(ii) proposed or designated National Nature Reserves, or Areas of Special Scientific Interest; or
(iii) Marine Nature Reserves; or
(iv) National Trust Land.
(c) species and habitats of local importance such as Wildlife Sites, local nature reserves, priority habitats or species identified in any Manx Biodiversity Action Plan which do not already benefit from statutory protection, Areas of Special Protection and Bird Sanctuaries and landscape features of importance to wild flora and fauna by reason of their continuous nature or function as a corridor between habitats. Some areas to which this policy applies are identified as Areas of Ecological
Importance or Interest on extant Local or Area Plans, but others, whose importance was not evident at the time of the adoption of the relevant Local or Area Plan, are not, particularly where that plan has been in place for many years. In these circumstances, the Department will seek site specific advice from the Department of Agriculture, Fisheries and Forestry if development proposals are brought forward".
Representations
Malew Parish Commissioners do not object to the proposal.
Assessment
The proposal is sited in a slight undulation on the application site and surrounded by subtle mounds, and away from the primary golf playing area. As such, it is considered to be appropriately sited as it attempts to minimise any adverse impact on views of the surrounding area which is recognised for its High Landscape Value and Scenic Significance. The scale of the proposal is considered to be sympathetic to the topography of the land at that point of the application site, whilst providing adequate size for its use, whilst not appearing overly imposing in the landscape. Consequently, such as the modest scale of building, it is not considered that the proposal will be unduly intrusive on the natural habitats of local wildlife.
The proposed design is considered appropriate as it is characterised by traditional-looking the Manx stone wall cladding and timber window frames, which are considered compatible with the application site's rural location. The colour, size, and shape of the slate roof are considered to compliment the overall appearance of the building and the wrought iron gates.
The proposed associated septic tank and tail drains will be below the ground and out of public view which are considered to be appropriately sited and as such not adversely impact on public amenity and character of the surrounding landscape. The design of the pathway and steps are not considered to raise any adverse material planning concerns.
The use of the proposal is considered to be acceptable taking into account to the predominant use of the application site as a golf course.
Overall, the proposal is considered to be appropriately sited, scaled, and designed, ensuring it minimises any potential adverse impact on the character and appearance of the surrounding landscape and vitality of the natural environment. As such, it is considered to comply with Environment Policy 2 and Environment Policy 4.
Recommendation
It is recommended that the planning application be approved.
Party Status
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
The local authority, Malew Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.
Recommendation
Recommended Decision: Permitted
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the erection of a golfer's shelter containing toilet facilities on land shown in drawing no. S01, received on 21 December 2011.
N 1. The applicant must liaise with the Department of Environment, Food and Agriculture in respect of the implementation of the approval, which is situated within An Area of Special Scientific Interest.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 30-1-12
Determining officer (delete as appropriate)
Signed : _________________________ Anthony Holmes Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : Sanouett Sarah Corlett Senior Planning Officer
Signed : _________________________ Jennifer Chance Development Control Manager
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