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female, junior, senior, able bodied and those with mobility issues) are of the requisite standard.
Chapter 6 of the Southern Area Plan deals with all aspects of economic development, including tourism. Paragraph 6.24.1 of the Southern Area Plan indicates that the South of the Island is “home to a number of key tourist attractions which are important in attracting local visitors and those from further afield”. Castletown golf club is an important tourist attraction, albeit that its potential has been restricted by the inadequacy of its Clubhouse facilities. Tourism Proposal 1 explicitly lists the Castletown Golf Links hotel as being important to tourism. Whilst currently the hotel is in a separate ownership there is a clear relationship between it and the Golf club, which we believe is an equally important tourism feature. Indeed the future success of the Golf club can have direct and positive impacts on the future use of the hotel as such. However, the Golf club needs the improved building associated with the current proposals if it is to offer ancillary facilities at a level and standard which is appropriate.
We summarise the relevant aspects of this policy as:
Development in accordance with land-use zoning, the appropriate Area Plan and with other policies in the Strategic Plan will be permitted, provided that any development:
(a) is in accordance with any design brief given in the Area Plan; (b) respects the site and surroundings in terms of siting, layout, scale, form, design and landscaping of buildings and spaces around them; (c) does not adversely affect the surrounding landscape; (d) does not affect protected wildlife or habitats;
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(e) does not adversely affect public views of the sea; (f) incorporates the existing topography; (g) does not adversely affect amenity of local residents or character of the locality; (h) provides sufficient amenity itself, including access, servicing and parking; (i) does not have an unacceptable effect on road safety or traffic; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of the community and safety in design; (n) is designed with due regard to reducing energy consumption.
As already discussed, the proposal is in accordance with the Area Plan and relevant policies within the Strategic Plan, thus satisfying (a) above.
The design respects the surroundings in terms of design, materials, form, layout, and is located on the existing building site so as to minimize any impact on the surroundings, remaining significantly subordinate to the adjacent building (b) and does not adversely affect the landscape (c), being a significant improvement on the existing structure.
Wildlife and habitats are unaffected (d) and the application included consultation with the relevant regulatory bodies such as MNH and DEFA.
Public views of the sea are unaffected (e), indeed the views of the sea from the proposed building would be quite breathtaking and are a feature of the design.
The proposal is cut into the hillside per the existing structure and as such utilises the natural topography (f).
Local residents are unaffected by the proposal (g) and indeed the Derbyhaven Residents Association wrote in support of the application (a copy of the letter being
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included in the application case file) and since the refusal further support has been forthcoming from nearby residents both collectively from the Derbyhaven Residents' Association (Appendix 2) and individuals, see letters in Appendices 3, 4 and 5.
The design provides necessary amenity for the proposed use (h), including parking provision, access and servicing.
There is no adverse effect on road safety or traffic matters (i).
It can be provided with all necessary services including electricity, water and drainage (j) as addressed in the application and consultations with service providers.
The use of adjoining land is not prejudiced by the proposal (k), which is required by the Area Plan to remain a hotel and to be ancillary to the use of the golf course. Furthermore the proposal involves no change of use or departure from existing function of the building in question and, we believe, would be more architecturally pleasing than the existing Pro Shop.
The land is not contaminated and the proposal is some 6m above mean high water, on an existing site that has no record of flooding, and is not liable to erosion (l).
The proposal takes due account of the community in that it would provide a facility that is currently lacking in the area, i.e. a suitable clubhouse for use of the golf club and its members and a social gathering place. Members of the club are naturally in support of the proposal (see attached a letter recently received from the secretary, Appendix 6) and the design takes account of community needs (m) including disabled access, provision of a lift and suitable facilities for users.
The proposed building would be a modern construction utilizing high efficiency materials, energy management systems and reduced carbon footprint wherever possible (n). In contrast, the existing building is very energy inefficient, poorly
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insulated, costly to heat and run and (as already stated) is probably at the end of its serviceable life.
This policy deals with development outside of areas zoned for development. However, the proposed Clubhouse is within the Area designated/zoned as Open Space - Golf Course by the Southern Area Plan where upgrading is recognised as essential.
The design requirement of the proposed clubhouse is to provide suitable facilities for the operation of the golf club and enjoyment of its members and visitors, in a manner befitting the golf club and course as a whole. This is not possible within the constraints of the existing building, as discussed above, hence the need for a replacement.
A target membership of 500, including male, female and junior players and non-players, requires a minimum size of building to be provided, with associated changing areas, locker rooms, showers, toilets, pro shop, clubhouse lounge and refreshment area, and office. In order to provide this within the existing building footprint would compromise the design, making it necessary to increase either the floor area of the footprint, or the number of storeys in the building, or both. By making a moderate increase in the building length and by adding an additional storey, the design brief could be met without the building becoming excessively high or wide. To some extent the design requirement lends itself to a degree of vertical separation. Changing rooms, lockers and showers should be located at lower ground floor so as to be accessible for golfers arriving to play from the car park or when coming off the course having completed their round. The Pro Shop should be at a level that allows
observation of the first tee and fairways but is easily accessible to golfers, hence this should be on the upper ground floor. The clubhouse lounge needs to be separate from the Pro Shop and changing areas, ideally with an elevated view of the course and surroundings, hence its placement on the upper (second) floor.
To accommodate the clubhouse requirements over only two floors would require a much larger footprint to be used, which would not only encroach onto the surrounding land (which is designated as an Area of Special Scientific Interest) but would lead to an elongated appearance not really in keeping with any traditional form of building. This would also would be less efficient to heat and run than the more “vertical” arrangement adopted.
The golf course has limited space in the location of the existing clubhouse, being bounded by the course on three sides and by the car park (and hotel) on the other. Enlargement of the existing footprint as necessary to accommodate the required clubhouse could only be achieved by removal of part(s) of the course. The proposed design, whilst larger than the existing building, is only longer in the direction of the first tee and not onto the course or fairways themselves. There is also a safety consideration: the clubhouse must not encroach any further in the direction of the (18th) fairway as this would pose a serious hazard to members from wayward shots.
We believe it is useful to reiterate the consultative process that was undertaken within the application, particularly with relevant government bodies including the Department of Infrastructure (both Planning and Building Control); Water and Sewerage Authority, Drainage Division; Department of Environment, Food and Agriculture; Department of Economic Development; Manx National Heritage and Manx Electricity Authority. We further believe that these bodies are supportive of the application in its current form.
Additionally the nearby residents at Derbyhaven have been consulted throughout the planning process, as noted earlier, with their comments and feedback respected in the design.
In February 2012 the Department of Infrastructure brought forth a consultative draft Planning Policy Statement (PPS) entitled Planning and the Economy.
Whilst this is not adopted yet and is in the consultation phase, it is a material consideration to the extent that it sets out the Government views on such matters.
It suggests that where proposals can demonstrate economic benefits this can be a material consideration in favour of a proposed development provided the proposal is largely in compliance with the Strategic Plan and General Policies.
In particular the following economic aspects must be given due consideration in this regard:
(a) Significant job opportunities will be created as a direct result of the proposed development – both in terms of initial construction works and then on-going maintenance and up-keep, facilities management, bar/service staff, golf-professional(s), golf-shop staff, cleaners, etc.
(b) The proposed development will lead to an increased participation in the sport of golf with associated economic benefits in sales of clothing and equipment at outlets across the Island, plus increased participation in sport also has social benefits as well.
(c) The development will target increased usage by visitors from off-Island, with these additional visitors needing accommodation, food, transport, etc.
(d) It is the owner’s intention to have the ability to host higher profile golf tournaments and celebrity events which will attract visitors and help raise the profile of the Isle of
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Man generally but this will only be achievable if the course and its ancillary facilities (especially the clubhouse) are of an appropriate standard.
This is reflected in the significant investment being made by the new owners to reinvigorate the course/facilities, with the Department of Economic Development in full support of the owner's efforts including this proposal, as evidenced by the letter of support received from the department included in the original application.
The buildings in question associated with the golf course have been the subject of many planning applications, as identified in the case officer's report. In addition, there have been a number of proposals that have been considered in the locale that have some bearing on this matter as well. An example was planning application 02/02553/A for approval in principle for a new dwelling to replace the existing tractor shed on land that is part of the golf course and is now in the ownership of the appellant. This application was for a modern structure that would have been over 20m high and located in a very prominent position at the end of Derbyhaven Road, visible from every quarter, which was approved on review (12/12/03) and subsequently extended to 21/3/09.
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It is recognised that the proposed building will represent a change in the local landscape. However, notwithstanding the modest increases to the footprint and height of the Clubhouse (over the existing) we believe that those impacts are acceptable. Indeed, the reason for refusal relates exclusively to the issue of height – and the decision of the Planning Committee was taken contrary to the considered recommendation of the case officers. We agree with the development officers that the overall impacts of the proposal are positive in terms of replacing a currently tired and unedifying building with something of better quality and utilising more appropriate materials. Furthermore, the proposed new clubhouse will be viewed in the context of the significantly larger Castletown Links Hotel and will be a much less obtrusive feature.
It is also necessary to balance the positive aspects of the Strategic Plan and the (soon to be adopted) Southern Area Plan which promote, and are permissive towards, proposals which support the improvement and upgrading of sports facilities, and which enhance the tourism role of Castletown golf course. The proposals strike the appropriate balance and are essential to the long term future of the Castletown course as a high quality sports facility and venue.
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Progeny Limited, 51A Victoria Street, Douglas, Isle of Man IM1 2LD, British Isles Tel: +44 (0) 1624 619093 Fax: +44 (0) 1624 614847. Email: [email protected]
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