Officer Report

Application No.: 14/00796/B Applicant: Langness Properties Limited Proposal: Extension to existing storage shed Site Address: Greenkeepers Store Castletown Golf Links Derbyhaven Castletown Isle of Man Case Officer : Miss Laura Davy Expected Decision Level: Planning Committee

Officer’s Report

THE APPLICATION IS BEFORE THE PLANNING COMMITTEE FOR DETERMINATION AT THE REQUEST OF THE HEAD OF DEVELOPMENT MANAGEMENT DUE TO THE PLANNING HISTORY OF THE SITE.

1.0 THE SITE - 1.1 The application site is the curtilage of the Greenkeeper's Store, Derbyhaven Road, Castletown. The site is situated to the south of Derbyhaven Road. On the site there is a Greenkeeper's store which is constructed of blockwork and finished with spar dash render and with sheet roofing. The building has a floor area of approximately 210sqm.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the erection of an extension to the existing Greenkeeper's store. The extension would measure approximately 12m x 20m and would be constructed of metal sheeting to both the walls and the roof. The roof over the existing building would also be replaced with metal sheeting; the replacement roof would overhang the existing building by approximately 3m on either side to provide Golf Buggy storage.

3.0 PLANNING HISTORY - 3.1 There has been a number of previous applications on this site which are as follows: PA 84/00041/B Temporary clubroom adjoining greenkeepers building - approved

PA 84/00293/A Approval in principle to siting of clubhouse, car park and vehicular access approved PA 84/00313/C Change of use of greenkeepers store/rest room/toilets to changing rooms/store/toilets - approved PA 87/04745/B Demolition of sheds and replacement with single shed - refused

• PA 02/02553/A Approval in principle for the erection of a single large dwelling with integral garage, gate lodge and tennis court - approved on review
• PA 02/02554/A Approval in principle for the reconstruction of farmhouse and outbuildings to provide warden/greenkeepers accommodation, visitors centre and store - approved

PA 05/02044/A Approval in principle for the demolition of existing tractor shed and construction of a residential development consisting of four apartments and seventeen houses with associated entrance and drainage works - approved on review

PA 08/01931/REM Reserved Matters application for the erection of a dwelling with integral garage, gate lodge and tennis court - refused

The above applications have not been implemented. The detached greenkeepers building remains on site.

4.0 DEVELOPMENT PLAN POLICIES - 4.1 The application site is partly within an area of "whiteland/open countryside" and partly within the area identified as "Golf Course" on The Area Plan for the South 2013. Given the nature of the application it is appropriate to consider General Policy 2, General Policy 3 and Environment Policy 1 of The Isle of Man Strategic Plan (20th June 2007). Also relevant is Paragraph 8.7.1, Paragraph 3.4 and Landscape Proposal 22 of The Area Plan for the South 2013. - 4.2 General Policy 2 Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• a) Is in accordance with the design brief in the Area Plan where there is such a brief;
• b) Respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• c) Does not affect adversely the character of the surrounding landscape or townscape;
• d) Does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• e) Does not affect adversely public views of the sea;
• f) Incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• g) Does not affect adversely the amenity of local residents or the character of the locality;
• h) Provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• i) Does not have an unacceptable effect on road safety or traffic flows on the local highways;
• j) Can be provided with all necessary services;
• k) Does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• l) Is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• m) Takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• n) Is designed having due regard to best practice in reducing energy consumption.

4.3 General Policy 3 Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

• a) Essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
• b) Conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
• c) Previously developed land¹ which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current

• situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
• d) The replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
• e) Location-dependent development in connection with the working of minerals or the provision of necessary services;
• f) Building and engineering operations which are essential for the conduct of agriculture or forestry;
• g) Development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
• h) Buildings or works required for interpretation of the countryside, its wildlife or heritage.

4.4 Environment Policy 1 The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an overriding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative. Area Plan for the South - 4.5 Paragraph 8.7.1 The golf courses in Port St Mary and Port Erin and the golf links in Castletown contribute to the regional provision of sports facilities in the South as well as attracting visitors to the area. They also help maintain a green corridor between settlements and make significant contributions to the open space in the South, and to the landscape character of the area. As such, these facilities will be protected from inappropriate development. They are designated as Open Space - golf course - on the relevant proposals maps. - 4.6 Paragraph 3.4 Landscape Strategies and Key Views for the South (E11) The overall strategy is to conserve the character, quality and distinctiveness of the coastal area with its rich ecological habitats, open and expansive panoramic views and to conserve the tranquil and rugged character of the area with its numerous sites and archaeological importance, such as the former mines and former smelt mines.

Key Views: Panoramic, open views across surrounding, ever-changing seascape, from several points along the peninsula, in particular from Dreswick Point (at the southernmost tip).

Dramatic views northwards from St. Michael's Island, along the north eastern shore. Open views across Castletown Bay to the west.

4.7 Landscape Proposal 22 The design of any new development or replacement buildings on Langness should be as such as not to increase significantly their landscape impact and should be so designed as to respect the location of, and facilitate public access to, the promontory fort on Langness known as Hango Broogh.

5.0 CONSULTATIONS - 5.1 Malew Commissioners do not object. - 5.2 The owner/occupier of 5 The Crescent, Derbyhaven acting on behalf of the Derbyhaven Residents' Society has expressed an interest in the application. The Society feels that there is a strong need to ensure that the extension does not create any precedent for further development on the adjoining land due to its potential landscape impact on Langness. They

• mention PA 02/02553/A, PA 02/02554/A and PA 05/02044/A to give details of the planning history. These comments were in a letter received 6th August 2014
• 5.3 The owner/occupier of Balladoyle, Fort Island Road objects to the application. In summary they feel that the large industrial unit does not fit into a village setting. They feel that the extension and outdoor parking would overwhelm the beautiful scenic setting. In summary they feel that the building is out of keeping with the setting of Derbyhaven which they feel would be harmful to those walking or visiting Derbyhaven. These comments were in a letter received 7th August 2014.
• 5.4 We have also received another letter from the owner/occupier of Balladoyle, Fort Island Road, Derbyhaven stating that they do not object, however, they are concerned that the development could set a precedent and could open the door for inappropriate and unsustainable development. They mention the previous applications PA 02/02553/A and PA 05/02044/A. They note that if planning consent is granted then stringent planning conditions need to be attached. They are of the view that the building would substantially increase the landscape impact compared to the existing structure which would contravene Landscape Proposal 22. These comments were in a letter received 8th August 2014.

6.0 ASSESSMENT - 6.1 The application seeks approval for the erection of an extension to the existing Gamekeeper's store. The main issues to consider in the assessment of the application are the principle of the development, the impact upon the character and appearance of the area and the impact upon amenities of local residents. - 6.2 The existing greenkeepers store is within an area zoned as "whiteland/open space" the proposed extension would be within the area zoned as "Golf Course". The land-use zoning is as Golf Course and therefore there is not a presumption in favour of built development however it is reasonable that facilities will be required for the use of the land as Golf Course in order for repair and maintenance to the grounds. - 6.3 The existing gamekeepers store is approximately 15m x 14m and is used for storage of vehicles and maintenance equipment associated with the Golf Course and also for the repair of vehicles used in connection with the Golf Course. At present there is very limited room within the store and many of the vehicles are parked outside which gives the area an untidy appearance. - 6.4 The proposed extension which would measure approximately 12m x 20.05m and would adjoin the western elevation it would run lengthways across the western elevation and would project by approximately 3m to either side of the building. The alterations to the existing building include the continuation of the existing roof to provide an overhang of approximately 3m to either side of the building; this would provide an undercover storage area for the Golf Buggy's. The extension would be constructed of panels which would be dark grey in colour. - 6.5 The applicant has provided a supporting letter which sets out the rationale behind the need for the extension to the greenkeepers store. Having visited the site, there is very little room to manoeuvre within the building given the number of vehicles, maintenance equipment and other assorted implements. - 6.6 It is considered that an extension to the existing greenkeepers store would be reasonable given the limited space within the building. While there is not a presumption in favour of development it is accepted that the proposal would be relatively modest in size and would be designed for its purpose. Also to be assessed is the impact upon the character and appearance of the landscape and area in general.

6.7 The proposed extension would project in to the area which is designated as Golf Course. The Golf Course is part of Langness under the Landscape Character Assessment and is considered to be of significance in terms of the character of the area and its ecological habitats. - 6.8 While the proposed extension would project towards the coastline it would not intrude to such an extent as to have an adverse impact upon the character and appearance of the site or landscape in general. The owner/occupier of Balladoyle considers that the proposed extension would substantially increase the landscape impact and therefore contravenes Landscape Proposal 22. It is considered that the proposed extension would not be so significant as to have an adverse impact upon the overall character and appearance of Langness. While Landscape Proposal 22 notes that development should facilitate public access to Hango Broogh, the proposal would not facilitate access neither would it impede access. It is considered to have a neutral impact in terms of this part of the Landscape Proposal. - 6.9 It is judged that the proposed extension would be a fairly modest addition to the existing store and would not have an adverse impact upon the quality of the Golf Course or the landscape in general. - 6.10 The proposed extension would be to the west elevation which is furthest from the neighbouring residential properties. It is considered that the proposal would be of a sufficient distance from the neighbouring properties and therefore would not have an adverse impact upon the amenities of the local residents. - 6.11 For the above reasons the application is considered to be acceptable and is recommended for approval.

7.0 PARTY STATUS - 7.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority, Malew Commissioners in whose district the land the subject of the application sits. - 7.2 In line with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:

• - The owner/occupier of Balladoyle, Fort Island Road, Derbyhaven
• - The owner/occupier of 5 The Crescent, Derbyhaven on behalf of the Derbyhaven Residents' Society

SUPPLEMENTARY REPORT The Committee approved the application with two additional conditions as they had concerns regarding external storage and the existing timber shed which is adjacent to the greenkeepers store. The additional conditions are:

C5. There shall be no external storage within the site unless otherwise agreed in writing by the Department.

Reason: To protect the amenities of adjoining land users.

C6. Within one month of the completion of the extension or first use of the extension whichever is the sooner the timber shed shall be removed from the site.

Reason: In the interests of visual amenity.

Recommendation

Recommended Decision: Permitted

Date of Recommendation:

06.10.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : Notes attached to refusals

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The extension hereby approved shall be used only for the storage maintenance of machinery, equipment, seed and sundry assorted implements used in the maintenance of the Golf Course.

Reason: The Department has assessed the impact of the proposal on the basis of this specific use any alternative uses will require further consideration.

• C 3. The extension hereby approved shall be removed and the ground restored to its former condition in the event that it is no longer used or required for the approved purpose.

Reason: The extension has been approved to address the shortfall in storage and maintenance space and its subsequent retention would result in an unwarranted intrusion in the countryside.

• C 4. Within one month of the completion of the extension or first use of the extension whichever is the sooner all machinery and equipment shall be stored in the building, under the Golf Buggy canopy or removed from site identified by the red line on 01 date stamped 4th July 2014. Reason: In the interests of visual amenity.
• C 5. There shall be no external storage within the site unless otherwise agreed in writing by the Department.

• Reason: To protect the amenities of adjoining land users.
• C 6. Within one month of the completion of the extension or first use of the extension whichever is the sooner the timber shed shall be removed from the site. Reason: In the interests of visual amenity.

-----------------------------------------------------------------------------------------------------------This approval relates to Drawing Numbers 01, 02 and 03 date stamped 4th July 2014.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : Permitted Committee Meeting Date : 13th October 2014

Signed : L Davy Presenting Officer

Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate

YES see above