Planning Officer Report 09/01934/B

Application No.: 09/01934/B Applicant: Castletown Golf Links Ltd Proposal: Conversion of ancillary offices to club house and changing facilities Site Address: Fairway Suite Fort Island Derbyhaven Isle Of Man IM9 1UA Considerations Case Officer: Miss S E Corlett Expected Decision Level: Planning Committee Written Representations 1 Haven Court Fort Island Road Derbyhaven Isle Of Man Objects to the proposal Ashley House Fort Island Road Derbyhaven Isle Of Man Objects to the proposal 6 The Crescent Derbyhaven Isle Of Man IM9 1TX Objects to the proposal Balladoyle House Fort Island Road Derbyhaven Isle Of Objects to the proposal Man 3 The Crescent Derbyhaven Isle Of Man IM9 1TX Objects to the proposal 5 The Crescent Derbyhaven Isle Of Man IM9 1TX Objects to the proposal Secretary Derbyhaven Residents Society 5 The Crescent Objects to the proposal Derbyhaven The Herring Houses Fort Island Road Derbyhaven Isle Of Objects to the proposal Man Castletown Golf Club 35 Manor Lane Douglas Isle Of Man Supports the proposal Consultations Consultee: Highways Division Notes: 25 March 2010 09/01934/B Page 1 of 7 ## Office's Report THIS APPLICATION IS RECOMMENDED FOR CONSIDERATION BY THE PLANNING COMMITTEE AS THERE ARE MORE THAN FIVE LOCAL OBJECTIONS TO THE APPLICATION. ### The Site The site represents the immediate curtilage of the Golf Links Hotel situated on the north eastern edge of the Langness Peninsula, to the south of St. Michael's Isle, and includes the golf clubhouse which lies across the access road to the hotel. The site includes the hotel and the car parking associated with it as well as 65 m of golf course to the rear of the clubhouse. ### Planning Status The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as an Area of High Landscape or Coastal Value and Scenic Significance and within an area of ecological interest. On the draft Southern Area Plan published on 23rd October, 2009 the site lies within an area designated as Tourism within a wider area of landscape classified as Rugged Coast and where the draft Written Statement includes the following: "Landscape Character Area 7 - Langness: All around the peninsula (including St Michael's Isle), there are dramatic sea views of the muchindented rocky shore. There are also views out across much of the south, and, from St Michael's Isle, up the coast towards Santon Head. The northern part of the peninsula accommodates the golf course and associated buildings, including the hotel, which is currently closed. Most of this area is designated as an Area of Special Scientific Interest. Protection is also afforded to the lighthouse, the Herring Tower, the former powder-house, and to various monuments and sites of archaeological interest, including the Derby Fort and the Chapel." The draft Planning Policy Statement 2/09 states: "4.6 Type E: Rugged Coast The overall strategy for the protection and enhancement of the Rugged Coast Landscape Character Type is to conserve and enhance: the distinctive coastal features (rugged low cliffs, headlands, sandy bays, and wave-cut platforms); the strong sense of remoteness and tranquillity; its rich pattern of coastal habitats; the open and expansive panoramic seascape views; the numerous sites of archaeological importance; and the landscape settings of the coastal settlements. Key landscape planning considerations in relation to the protection and enhancement of this Landscape Character Type are as follows:- - Development should be sensitively designed and located to avoid detracting from the predominantly undeveloped and unspoilt character; - New development, where deemed essential, along the Rugged Coast landscapes should seek to retain and reinforce local settlement patterns and identities in terms of scale, form, and local vernacular styles and materials; - Care should be taken to protect open, expansive, panoramic seascape views from visual intrusion through inappropriately sited and designed development; - The distinctive identity and character of the coastal settlements should be protected, including their intimate relationship with the sandy bays and headlands; - Historic features and sites, such as the distinctive coastal forts and castles and their landscape settings, should be protected; - Subject to safety considerations, the use of lighting and signage infrastructure should be minimised to avoid visual clutter; - Key views and skylines should be protected from vertical telecommunications masts or structures, as well as from other forms of development and clutter, which would detract from the strong sense of openness, uninterrupted skylines, and unbroken panoramic views along the Rugged Coast landscapes." PLANNING HISTORY The following planning applications have been submitted in respect of this site: - PA 84/00366/B - Erection of lean-to greenhouse to rear of bungalow, Linkside Bungalow, Fort Island, Derbyhaven, Malew. - Status - Permitted - PA 86/00763/B - Conversion to golf clubhouse comprising bars, changing and toilet facilities, The Penthouse, Castletown Golf Links Hotel, Derbyhaven, Malew. - Status - Permitted - PA 86/00855/D - Erection of an illuminated box sign, Golf Links Hotel, Derbyhaven, Malew. - Status - PA 86/01284/B - Conversion of annex bedroom to boiler house and construction of new flue, Castletown Golf Links Hotel, Derbyhaven, Malew. - Status - Permitted - PA 86/01437/B - Alterations to convert lower ground floor into bars, gym, sauna and associated facilities, Castletown Golf Links Hotel, Derbyhaven, Malew. - Status - Permitted - PA 87/01803/B - Erection of 61 bedroom extension and new leisure facilities building, Castletown Golf Links Hotel, Derbyhaven, Malew. - Status - Permitted - PA 87/04228/B - Erection of two conservatory/entrances, Castletown Golf Links Hotel, Derbyhaven, Malew. - Status - Permitted - PA 87/04715/B - New shop front and internal alterations, golf pro shop and changing facilities, Castletown Golf Links Hotel, Derbyhaven, Malew. - Status - Permitted - PA 88/01698/B - Construction of indoor swimming pool, Castletown Golf Links Hotel, Derbyhaven, Malew. - Status - Permitted - PA 88/04381/B - Extension of beer cellar and bar to form billiard room, Castletown Golf Links Hotel, Malew. - Status - Permitted - PA 89/00750/B - Alterations and extension to existing golf pro shop, Castletown Golf Links Hotel, Derbyhaven, Malew. - Status - Permitted - PA 03/00403/B - Conversion of former ancillary offices to club house and changing facilities - Status - Permitted 23rd July 2003 - Conditions 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. 2. This approval relates to drawing numbers 253/01; 03 and 04, submitted and date stamped 21st May 2003 as part of this application. 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. Approval extended to 31/3/08 per delegated minute 3.2, 22/9/06. Status - Permitted 18th November 2004 Conditions 1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application ("the Reserved Matters application"). Please note that on the 15th November 2007 the Planning Committee determined to grant an extension of the duration of this consent which will now expire on the 4th November 2008. 2. No approval is hereby granted to the indicative drawings submitted with the application. 3. At no point may the level of the top-most part of the proposed building exceed the level of the top-most part of the existing building (the top of the existing tower); the Reserved Matters application must demonstrate compliance herewith. 4. The Reserved Matters application must include details of a haulage route for vehicles involved in the demolition and construction works; no approval is hereby granted or implied to the route indicated on the submitted drawings; these details should form the subject of consultation with the Department of Transport and the Wildlife and Conservation Division of the Department of Agriculture, Fisheries and Forestry. 5. There must be included within the Reserved Matters application a method statement which details how the works of demolition and construction would be undertaken so as not to adversely affect: a. the surrounding Area of Special Scientific Interest - this statement should be prepared in consultation with the Wildlife and Conservation Division of the Department of Agriculture, Fisheries and Forestry; and b. the promontory fort, which is a Scheduled Ancient Monument - this part of the statement should be prepared in consultation with the Manx Museum and National Trust. 6. There must be included within the Reserved Matters application details of the siting, performance and discharge arrangements of the proposed sewage treatment plant, these details should be prepared having particular regard to the impact on the marine environment. 7. The proposed building and associated leisure facilities must be designed and constructed so as to be convenient for use by disabled people, including unassisted wheelchair users and there should be consultation with the Disability Access Officer in relation thereto. PA 07/01447/B - Conversion of ancillary offices to club house and changing facilities Status - application withdrawn THE PROPOSAL 25 March 2010 09/01934/B Now proposed is the conversion of ancillary offices within the clubhouse to clubhouse and changing facilities. This was approved in 2001 - PA 03/0403 and has since lapsed and approval was sought for renewal of this under PA 07/1447 but was withdrawn prior to a decision being taken. The building presently accommodates on the ground floor a shop, store/workshop, locker room and lean-to shed with toilets which are accessible from the outside of the building. On the first floor there are offices (four in number) with three terraces accessed through three of the offices, with associated photocopying space, filing areas, a kitchen and toilets. It is proposed to convert the workshop/store on the ground floor to toilets and a shower area and on the first floor to convert the offices and associated storage space to a club bar area with boardroom and small office for the organisation of competitions and/or the secretary. The proposal will effectively remove the clubhouse/bar facilities from within the hotel, in a similar fashion to what has recently occurred at the Mount Murray Golf Club which now has its own dedicated golf clubhouse on the opposite side of the Ballacutchel Road to the Mount Murray Hotel. Externally the only change will be the insertion of a door in place of a window on one of the elevations. ## Representations Malew Parish Commissioners initially objected to the application on the basis that there is insufficient dedicated parking. However, following the submission of further information and plan, the Commissioners no longer object to the application. The occupants of The Herring House within Derbyhaven objects to the application on the basis that there is insufficient detail on how the parking for those using the golf clubhouse will be arranged in perpetuity and that re-development of the golf course should be the subject of a master plan, addressing the whole of the estate, not just this part of it. The occupants of 1, Haven Court within Derbyhaven comment that the plans omit "physical areas" which would restrict the free flow of traffic and emergency vehicles and there is a lack of dedicated parking which would adversely affect the operation of the hotel. The occupant of 6, The Crescent objects on the basis that the parking is inadequate. Derbyhaven Residents' Society object to the application, suggesting that their assessment of the number of golfers' vehicles counted around the hotel and clubhouse which far exceeded the number of spaces provided. They also note that a number of the spaces are provided on land which is not in the ownership of the applicant. The occupants of Balladoyle on Fort Island Road object on the basis of inadequate parking provision The occupants of Ashley House in Derbyhaven object to the application on the basis that there is inadequate parking provided on land within the ownership of the applicant. The residents of 3, and 5, The Crescent, Derbyhaven object to the lack of parking, the lighting, vegetation and confusion over ownership. Castletown Golf Club support the application and consider that there is presently adequate parking facilities and the proposed clubhouse and changing facilities are much needed and that the proposal will not generate a need for any further parking facilities. ### Assessment The applicant has provided additional correspondence in response to the objections which have been lodged. In particular he has provided information regarding the cars which are presently parked outside the golf shop, indicating that up to 40 cars parked at the hotel site are owned by persons walking in the area rather than golfers using the golf course. He explains that the new golf clubhouse is not a new facility but one to replace a larger facility within the hotel and the new site has the advantage of having sight of the first tee and the eighteenth hole. He explains that the golf course can hold a maximum of 72 players at any one time although it would be very rare for all of them to be on site at one time. The clubhouse facility would be limited by the fire regulations to a maximum of 94 persons at any one time. They estimate that the site could accommodate up to 125 cars with the golf club accounting for a need for approximately 50 of these. They query the figures provided by the Derbyhaven Residents Society in terms of numbers of vehicles parked on site over three consecutive Saturdays. The numbers provided exceed the number of golfers playing on these dates, the difference accounted for, says the applicant, by those people parking and walking around the area. The applicant provides comparisons with Douglas and Mount Murray golf clubs in terms of membership, capacity and parking, suggesting that 72 spaces are sufficient for 100 players along with catering facilities and a public restaurant. Mount Murray has 75 spaces which are sufficient for 90 players and the public restaurant and function facilities. They also confirm that the form has been completed correctly. The objections are received from residents of Derbyhaven which is some distance away and if there were to be a parking problem, none of these residents, and in fact no other local residents would be adversely affected. The proposed clubhouse is not likely to generate additional traffic over and above that already generated by the course and the bar within the hotel. In some respects the proposal may result in less traffic as the bar area will be smaller than that available in the hotel. There is no evidence that the absence of golfers in the hotel bar will lead to significant additional use of the hotel bar which would result in over-use of the existing car parking facilities. The operation of the hotel could be affected if the number of golfers were to be excessive at any one time, but this could occur at present, regardless of the proposed change of use and if and when the hotel is to be re-developed, the whole area of car parking will need to be addressed, potentially providing underground parking beneath the building to provide covered and protected parking for occupants of the building. It is considered that there are no material reasons for the application, which has been previously approved uncontested, should be refused and as such it is recommended for approval. Whilst a condition may be desirable requiring dedicated parking to be provided, this could not in practice control where people park and in fact the applicant's data in respect of vehicles parked on site illustrates that at present there are non-hotel patrons and non-golfers using the available spaces and with no obvious detriment to the area. In addition, whilst there is a somewhat complicated arrangement in terms of land ownership, there is no control over the sale or transmission of land from one party to another and all that is required within a planning application is that there is sufficient opportunity for parking to be provided within the defined site, which is what is shown in the submitted plans. ## Party Status 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. The residents of Derbyhaven listed above including the Residents' Society are not directly affected by the proposal and as such should not be afforded party status in this instance. Castletown Golf Club are a tenant of the land directly alongside the site and potentially the users of the proposed facilities and as such should be afforded party status. ## Recommended Decision: Permitted Date of Recommendation: 25.03.2010

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

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 conversion of the existing offices to a golf clubhouse and changing and car parking facilities as shown in drawings 567/006 received on 26th November, 2009 and 567/008A received on 19th January, 2010.

C 3. The parking spaces shown in drawings 567/008A must remain available to users of the golf clubhouse and associated facilities unless replaced by alternative provision which is authorised by the Planning Authority.

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

YES/NO