**Document:** Planning Statement **Application:** 25/90457/B — The construction of an underpass beneath Ballacutchel Road to link the two existing halves of golf course. **Decision:** Permitted **Decision Date:** 2025-08-13 **Parish:** Santon **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/34208-santon-land-adj-to/documents/1087565 --- # Planning Statement ## Contents - 1. Introduction.........................................................................................................3 - 2. Site Description and Context.................................................................................3 - 3. Planning History and Background ..........................................................................4 - 4. Parties Consulted.................................................................................................4 - 5. Proposal ..............................................................................................................4 - 6. Planning Policy Considerations..............................................................................5 - 7. Conclusion ..........................................................................................................5 Appendix A..............................................................................................................6 2 of 9 ## 1. Introduction ![A technical cross-section drawing illustrating a 2.5m x 2.5m reinforced concrete underpass structure with a human figure for scale.](https://images.planningportal.im/2025/05/7142462.jpg) This planning statement has been prepared in support of an application for the construction of a small underpass beneath Ballacutchel Road to link the two sides of the Comis at Mount Murray Golf Course. The proposal is a vital element of our forthcoming upgrade works, designed to prepare the course for its role as the primary golf venue for the 2029 Island Games and improve the facility for the membership. This document sets out the background, rationale, and planning merits of the proposed development. ## 2. Site Description and Context The golf course straddles the 20mph Ballacutchel Road with play currently requiringtwo crossings between the various holes. Theproposed underpass is located adjacent to the golf club entrance with details as shown on xx drawing xx. The underpass is relatively small with a clear internal cross section of 2.5m by 2.5m and it will be largely invisible to non golf course users, requiring minimal ground works save for the circa 3m wide cut under the road. The surrounding area is characterised by an open, managed landscape, consistent with an established hotel and golf resort. 3 of 9 ## 3. Planning History and Background [Table omitted in markdown export] Comishas invested significantly in the enhancement of the golf facilityover recent years, most recently with our state of the art indoor Trackman golf simulator and sustainably constructed 10-bay driving range with our investment programme ongoing. Improvements to infrastructure, playability, and sustainability have been undertaken to make the facility one of the best on the island. The Isle of Man Golf Union has identified the facility as the official golf hub for the 2029 Island Games. This has accelerated the need for key infrastructure improvements to help ensure operational efficiency, user safety and course quality. ## 4. Parties ConsultedParty Date Contact PurposeDOI 14/11/2025 K Mmekwa Preliminary highways meeting*MUA 21/01/2025 dialb4udig Service location request DOI Various A Dunlop Technical/feasibility discussions via Axis Structural DFE 18/02/2025 S Moore Pre-application meeting DEFA 20/02/2025 S Costain Pre-application meeting* Neighbours 22/04/2025 J Downey Confirmation of no objection from businesses affected by underpass* * Response located in Appendix A ## 5. Proposal In order to play 18 holes of golf, users of the course have to cross the road at two points, the greens staff also cross also cross the road as part of their routine maintenance. The application seeks permission for the installation of a underpass beneath Ballacutchel Road to provide a direct, safe connection between the two halves of the course. The underpass is designed to accommodate pedestrian, golf buggy and course machinery traffic, constructed in accordance with appropriate civil engineering and highways standards. The underpass will have minimal above-ground visual impact, with discrete entrances designed to harmonise with the existing landscape and course design. The existing access points will remain open. One serves the car park and gas tank farm and the other serves the car park and provides access for cleaning the half way house toilets and to the wildflower garden. 4 of 9 ## 6. Planning Policy Considerations The proposal has been reviewed against relevant provisions of the Isle of Man Strategic Plan and local development policies. The proposed underpass directly supports a number of strategic aims and policy objectives as outlined in the Isle of Man Strategic Plan 2016 and the Draft PPS - Planning \& The Economy: - Sustainable Development: The proposal supports the continued improvement of an existing and well-established tourism and recreation facility. It enhances the long-term functionality and safety of the golf course while avoiding the need for further land development. This aligns with the Strategic Plan promoting the sustainable growth of leisure and tourism infrastructure, as well as the overarching commitment to environmentally responsible development. - Transport Safety: The underpass will improve transport safety by removing the need for golfers and other users to cross a public highway. This measure aligns with Chapter 11 of the Strategic Plan, which seeks to ensure that new development does not compromise highway safety and promotes integration with existing infrastructure in a safe and effective manner. - Economic Development: The development supports economic growth by strengthening a venue of national importance. As hosts of the 2016 and 2023 Northern Counties Qualifier and the designated golf hub for the 2029 Island Games the golf course plays a key role in enhancing the island's tourism offering and economic visibility. This is consistent with the Draft PPS's support for development that enables economic regeneration, particularly within the tourism and leisure sectors. We believe the proposal complies with the aims of the Islands policy frameworks. ### 7. Conclusion The underpass represents a low-impact, high-value infrastructure investment that supports sustainability, public safety and economic resilience; each of which is a central aim of current Isle of Man planning policy. This application proposes a well-considered, minimal-impact infrastructure improvement to a major sporting venue. The underpass will enhance the safety, cohesion and ultimately the quality of the golf course for our membership as it prepares to host international competition in 2029 and beyond. We respectfully request that the Planning Authority grant consent for this application. Mark Emmington BEng (Hons) ## Appendix A 6 of 9 ## 7 of 9 ## 8 of 9 ## 9 of 9 --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/34208-santon-land-adj-to/documents/1087565*