11 July 2012 · Planning Committee
Golf Professional Shop, Fort Island, Castletown, Isle Of Man, IM9 1ua
The application sought to demolish the existing flat-roofed two-storey pro shop/clubhouse (21.2m width x 12.6m depth x 5.7m height, white render) and replace it with a larger three-storey structure (28.7m width x 12.7m depth x 11m ridge height) finished in Manx stone cladding, Marley Eternit fibre cement boards on uppe…
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The Planning Committee refused the application contrary to officer recommendation, determining that 'The proposed building, as viewed both at a distance and from closer up, would, by virtue of its hei…
General Policy 2
Requires development in zoning to respect site/surroundings in scale/form/design and not adversely affect landscape character (2(b),(c)). Officer found proposal compliant as improvement over existing, ancillary to hotel, but Committee disagreed on height's landscape harm in prominent peninsula.
Environment Policy 4
Prohibits development adversely affecting ASSI/national habitats. Clubhouse outside ASSI; revised inland parking minor short-term impact mitigable by conditions (turf/seed reuse, no imported soil); DEFA no objection.
Landscape Proposal 21
New/replacement buildings on Langness permitted only ancillary to golf course operation. Proposal is replacement clubhouse for zoned golf use, officer confirmed acceptable.
Landscape Proposal 22
New/replacement buildings must not significantly increase landscape impact and respect public access to promontory at Hango Broogh. Height increase (5.7m to 11m) seen by Committee as significant harm despite officer view of mitigation by context/topography.
no objections but safety for right of way must be maintained
no objection
no objection to revised parking inland of road subject to minimising impact, turf/soil reuse, no imported soils, appropriate seeding; clubhouse outside ASSI
amended plans welcome; agree to parking compromise with DEFA mitigation conditions, no ground disturbance near 7th tee parking to protect archaeology
supports to enhance golf tourism per Visitor Economy Strategy
welcome removal of unattractive building and investment; finishes/landscaping to blend into landscape
Manx National Heritage raised detailed concerns about visual impact, car parking in ASSI, drainage and heritage setting with conditional recommendations; DEFA Biodiversity indicated no objection to revised proposals subject to ASSI mitigation measures; Derbyhaven Residents Societ…
Key concern: car parking extension into ASSI without adequate ecological assessment and mitigation
Manx National Heritage
Conditional No ObjectionMNH is supportive in general terms of replacing the existing, visually unappealing clubhouse building; the proposed extension of car parking along the both sides of the road verge leading to the clubhouse is most definitely within the ASSI; Planning applications sited here need to provide convincing evidence that the environmental issues have been addressed
Conditions requested: more detailed visual/landscape impact assessment; ecological impact assessment and mitigation strategy for ASSI car parking; engineer's report on parking surface solutions including ecological impacts; plans for drainage pipework to avoid species-rich grassland damage; evidence that drainage systems can cope with peak golf events
DEFA Biodiversity (Richard Selman)
Conditional No Objectionwe do not object to the revised parking proposals, inland of the road, subject to minimising the area affected...; The work within the ASSI will be subject to formal ASSI consent
Conditions requested: minimise area affected; use turf removed at start to revegetate where practicable; retain willows; no soils imported to site; if seeding needed, use short-lived uncompetitive grass or seed harvested from diverse dune turf within ASSI; formal ASSI consent required; use on-site soil with seeds in parking cells, not overfill cells to avoid compaction; consider cell size for soil/turf application
Derbyhaven Residents Society
Objectionwe would have to request that the Application, as currently constituted, be refused mainly for the reason of inadequate dedicated parking provision; this application for the clubhouse development alone is piecemeal and premature
Conditions requested: No light reflective paints; colours to blend with landscape (greens/browns); Minimum lighting; low-level directional; no up-lighting or naked sources visible; Preserve and maintain adjacent vegetation; Restrict parking on Fort Island Road; ensure main hotel car park available in perpetuity; Verify foul sewage adequacy to satisfaction of DLGE/DAFF; Petrol interceptors on car park drainage; Legal formalities for dedicated parking to satisfaction of Attorney General prior to works; Definitive legal evidence of ownership and boundaries
FI Developments Limited
Objectiona more imaginative, high quality building design is warranted in this setting; the significant additional height of the proposed building, allied to its poor appearance, will have a detrimental impact
The original application to replace an existing building with a new three storey clubhouse, including car parking, utilities and drainage at Castletown Golf Links was refused by the Planning Committee. Langness Golf Course Ltd appealed the decision. A person appointed to consider the appeal produced a report, which the Minister for Infrastructure considered and concurred with, accepting the recommendation to allow the appeal. The Minister directed that the refusal be reversed and the application approved subject to conditions relating to commencement time, approved drawings, external finishes, car parking surfacing, and landscaping/re-colonisation scheme. Formal approval was issued on 30 October 2012.
Precedent Value
This appeal demonstrates that replacement developments for existing facilities like golf clubhouses can succeed on appeal when supported by detailed drawings and mitigation measures such as landscaping and material approvals. Future applicants should ensure proposals include comprehensive site plans and environmental consultation recommendations to address potential concerns.
