Loading document...
The site defined in red on plan reference 8100(P1)111A represents a piece of land to the north east of the Castletown Golf Links Hotel and accommodates the former swimming pool with a narrow vehicular access from the north eastern side of the hotel. The golf course (18th hole) lies to the south west of the swimming pool with an area of rough grassland separating the two.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as part of the Golf Course (Area for Open Spaces not open to the general public) with a site of archaeological interest immediately to the east (identified as "fort" on the application drawings). The site also lies alongside the Langness, Sandwick and Derbyhaven Area of Special Scientific Interest (ASSI) which extends across most of the golf course but excludes the built areas of the hotel and the lodge including the swimming pool site.
The following applications have been submitted in respect of this part of the golf course: PA 97/01935/B - Relocation of gas tank compound to old swimming pool site, Castletown Golf Links Hotel, Derbyhaven, Malew Initial Decision: Permitted 6th April 1998 Also, permission was granted for the redevelopment of the adjacent hotel site as follows:
PA 02/02552/A - Approval in principle for erection of a new timeshare facility including 4 permanent penthouse apartments, 51 Timeshare Suites, 2 Restaurants, Conference Facilities, Swimming Pools, Leisure Complex and Golf Club, to replace existing hotel - permitted
Approval extended to 31/3/08 per delegated minute 3.2, 22/9/06.
Proposed here is the development of the former swimming pool site to accommodate a golf maintenance facility which incorporates a building built into the site with new earth mounding around and a green, planted roof with stone walls and three access doors. Within the development there will
be a fuel store, tractor and mower store, workshop, staff room, toilets and buggy park. The existing golf course maintenance facility is based at Derbyhaven on the southern side of the A12 at the entrance to the hamlet.
Malew Parish Commissioners do not oppose the application
Department of Agriculture, Fisheries and Forestry Wildlife and Conservation Office point out that the site lies alongside the ASSI and that there is an area inhabited by the lesser mottled grasshoppers around a rock outcrop to the south of the application site and an area of eelgrass on the north eastern side, both of which are protected under the Wildlife Act 1990. The applicant must not damage these sites and the areas must be fenced off and protected during construction and excavation works.
Derbyhaven Residents' Society point out that the site notice has not been displayed appropriately.
The occupants of Balladoyle on Fort Island Road suggest that they have no objection to the visual impact of the development but suggest that Manx National Heritage and Department of Agriculture, Fisheries and Forestry should be involved as stake holders to prevent adverse impact on the ASSI or the site of archaeological interest in terms of drainage. They suggest that Manx National Heritage and other stakeholders agree appropriate procedures which should be re-advertised or the subject of a reserved matters application.
Department of Transport Drainage Division recommend liaison with them regarding connection to the drainage system.
The views of Manx National Heritage have been sought and they suggest that there may be marginal improvement in the appearance of the area although the levels and heights of buildings are critical and a site visit may be beneficial. A site visit has been made by the reporting officer and it is clear that the existing structure has a considerably detrimental impact on the appearance of the area and the broogh fort which is of interest to Manx National Heritage. They suggest that a condition may be appropriate which controls work so that the fort is not affected by the building works.
The provision of the maintenance facility closer to the hotel than it presently is, should be encouraged as it may reduce vehicular traffic to and from the existing site and group the golf-related buildings closer together, reducing visual impact of built development in the area generally. In addition, the existing site is not particularly attractive. As such, the tidying of the site as proposed and the provision of the facilities would appear to be a welcome and positive step.
General Policy 3 of the Strategic Plan states:
"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, historical, or social value and interest (Housing Policy 11) c) previously developed land which contains a significant amount of buildings where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environmental 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-dependant 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".
The proposal is considered to accord with paragraph c and would represent a considerable visual improvement to the appearance of the site.
The site is close to areas which are sensitive in archaeological and ecological terms and advice has been received from Department of Transport Drainage Division and Department of Agriculture, Fisheries and Forestry in this respect, regarding suggested conditions to deal with drainage and ecology. There is no suggestion that any further information is submitted or that matters need to be reserved for further consideration. Surface water is to be dealt with by collecting the water from the roof with an overflow to the sea. This water will not run within the building and will therefore not be affected by potential contamination (oil, fuel etc). Foul sewage is to be discharged to the existing collection tanks. The drainage division control the standard of discharge to their sewerage which will take account of any potential contaminants.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Department of Agriculture, Fisheries and Forestry and Manx National Heritage are statutory bodies who raise issues which are material planning considerations and as such should be afforded party status in this instance.
The Derbyhaven Residents' Society and the occupants of Balladoyle are not sufficiently close to the development to be directly affected and as such should not be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation:
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the creation of a golf maintenance facility as shown and described in drawings 8100/PL/100B, -101, -110A, -111A, 200A, -201 and -202 all received on 9th October, 2008.
C 3.
Prior to the commencement of any works on site, including demolition and excavation, the site and area for working must be adequately fenced off so that the area of eelgrass, areas of saltmarsh vegetation and the rock outcrop which supports lesser mottled grasshoppers is not incorporated in the working area and is, together with the adjacent Hango Broogh archaeological site, protected from damage during excavation, demolition and construction works by the storage of materials, moving of vehicles, water run-off. the applicant should consult DAFF's Wildlife and Conservation Division and Manx National Heritage in this respect prior to any fencing being erected.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : ... Committee Meeting Date : ...
Signed : ... Reporting Officer
Copyright in submitted documents remains with their authors. Request removal
View as Markdown