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1800.03
APPLICATION FOR LANGNESS WILDLIFE CENTRE acting as a
HIDE AND WILDLIFE EDUCATION FACILITY
At
LANGNESS
for
LANGNESS GOLF COURSE LIMITED
BRIEF PLANNING STATEMENT
Introduction
The Applicant, Langness Golf Course Ltd (LGCL) seeks planning approval for a new bird observation and education facility, on their land near the single track from Derbyhaven to the lighthouse. The LGCL would like to promote the importance of the interpretation of the historic landscape and its wildlife of the Langness Peninsula. This project has been conceived and designed with the assistance of the Manx Ornithological Society. The development will provide a space for the observation of the local birdlife and the provision of education about the ecological importance of the peninsula and promote tourism to the Island.
Background and Need
The Langness Peninsula, its shoreline and associated bays to the east and west comprise a unique system of habitats in the Isle of Man.
From an ornithological perspective alone, this rich landscape has hosted at least:
Dialogue between LGCL and Manx Birdlife has begun on how to protect, restore, celebrate and interpret the ecological value of this outstanding area. While Langness attracts many local and visiting admirers, most gain only a very limited appreciation of its ecological significance and of the urgent need to protect its fauna and flora. A long-term vision for the peninsula is required that safeguards and enhances this natural capital; it will of course take time to develop and promulgate. In the meantime, we propose making a significant step towards that grand scheme in the form of a facility that provides:
Langness Wildlife Centre
The vision is that the facility will provide the island community with a greater appreciation of the diversity of wildlife dependent on the Langness Peninsula and inspire people to support the long-term vision and conservation action required to maintain and enhance this very special place.
The Applicant considered another location in this area of the peninsula near the Stinky Dub but this was unsuitable as the single track was between the site and the location of the birds, and also the sun would be shining directly into the hide at certain times of day for long periods, making viewing difficult.
The proposed building is designed to be earth-sheltered and to blend into the coastal landscape, giving the appearance of a gentle sloping mound under a native grassland turf with gravels and shingle covering, thus maintaining the character of the area. The orientation is such that it provides 180-degree view northwards for viewing birds on a variety of coastal habitats of shingle beach, salt marsh, inter-tidal and shallow marine inlets. The internal space provides sufficient area for up to 10 observers, 12 students and one teacher, giving a maximum number of visitors of 23 people. The viewing window provides 6.6 m of window for observation. Glass areas will be the upper face of the building to reduce bird disturbance from movement by people within the hide. Nonglare glass is being considered. Window flaps open inwards. These need to open to enable clearest views for optics (binoculars, telescopes and cameras).
The materials externally are a grassland turf covering with external visible walls clad in natural stone, with woodgrain effect UPVC, aluminium or timber framed windows and entrance door, and fascias. To provide additional natural light into the heart of the building there are two polycarbonate sun-tubes on the roof. The building is designed to be prefabricated off-site in panels and then assembled on site. This is intended to reduce the construction time on site and when the works are timed to be outside the bird breeding season. Construction will be timed to avoid disturbing high tide roosts of wintering wildfowl and waders and sensitive habitats will be fenced off to avoid risk of construction damage. These measures will reduce any impact on the local environment. The prefabrication of the components will also allow the building to be dismantled at the end of its use and removed with little impact on the local habitat.
Access into the facility when in use is for members only and anticipated to be by appointment only for other members of the community. This said the applicant wishes to see the hide used by as many people as possible for the purpose of education and observation. Its opening times are generally unrestricted but it is likely to be in use from dawn to dusk each day.
Access to the facility is by the local single track road from Derbyhaven, which has a number of passing places along its route to the lighthouse. Parking for the development is sited locally to the single track, with 8 spaces and one disabled space. The parking is sited sufficiently distant from the facility so there is no disturbance of birdlife on the approach to the facility. Having parked, it is a short walk to the facility along a footpath created by clearing the scrub along the route and protected with rubber reinforcement matting, through which the grass can grow. Its likely that the largest vehicle to require access to the facility will be a standard mini-bus seating up to 12 persons, which would drop off passengers and park at the existing southern main car park, near the Lighthouse.
Pre-consultation has taken place with the local Planning Officer and the DEFA Biodiversity and Ecosystems teams. As a result of discussions, an Ecological Impact Assessment was carried out by Elizabeth Charter a biodiversity consultant. A copy of this report is included with the planning application. The report concludes that "...the likely impacts are minimal and the benefits outweigh them. There are expected to be changes in vegetation rather than permanent net loss with bramble, gorse and tussocky coastal grassland changed to paths and parking which can increase floristic diversity as pocketed matting is used. The benefits from improved education and enjoyment of Langness's birdlife is considered to outweigh these changes."
The area of the site is not zoned for development and therefore GP 3 will apply. Specifically, under GP 3, the exception under para (h) buildings or works required for the interpretation of the countryside its wildlife or heritage; should apply. The Applicant believes the proposed facility will make a significant contribution towards providing the island community with the knowledge and opportunity to interpret the importance of the Langness Peninsula, its wildlife and its heritage, so GP 3 (h) should apply. As the site is situated in the Langness ASSI, EP 4 (b) (ii) may apply, but we would argue that the Applicant has mitigated and minimised any adverse impact on the species and habitat in the site area and that EP 5 should apply insofar as the Applicant would be happy to have
the three planning conditions (Addendum A) attached to an approval, that address the matters of EP 5 (a) and (b). These relate to providing method statements for turf roof, paths/parking and construction.
This proposed development provides a facility which assists the Government in meeting its international obligations under the Convention on Biological Diversity and the objectives of the Island's Biodiversity Strategy. In addition, it is compatible with Government's aspirations under the Man and Biosphere programme which aims to bring people and nature closer and improve understanding of our important biodiversity.
The Applicant believes the new facility is in the most suitable and appropriate location, and they have taken appropriate measures in its design and construction strategy to minimise the impact on the local habitat. The Applicant is providing ecological oversight of the construction process and is aware of the circumstances which would require further DEFA advice or consent. Therefore, the Applicant respectfully requests that planning approval is granted.
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