TCP/22221/E P/00566/04 Parish/Name: Seaview Ward: Seaview & Nettlestone

Registration Date: 30/03/2004 - Full Planning Permission

Officer: Mr. P. Stack Tel: (01983) 823575

Applicant: Mr M Wright

Demolition of golf driving range structure; single storey extension to form replacement golf driving range; proposed floodlighting

Westridge Golf Centre, Brading Road, Ryde, Isle Of Wight, PO331QS

REASON FOR COMMITTEE CONSIDERATION

Reason for committee consideration application is considered to be potentially contentious in respect of lighting impacts, which results in the need for committee determination.

PROCESSING INFORMATION

This is a minor application the processing of which will have taken 9 weeks to date.

LOCATION & SITE CHARACTERISTICS

Driving range is located south of existing Westridge Leisure Centre and currently comprises 10 covered bays and 9 open bays facing north eastwards. Golf Centre has benefit of club premises and 9 hole golf course.

RELEVANT HISTORY

Various minor approvals for equipment store buildings.

Extension to provide teaching bay and additional practice bays approved in November 2001.

Existing floodlighting on site was approved in August 1992 with conditions restricting the average illumination levels of the site and prohibiting use of floodlights after 21.00 hrs.

DETAILS OF APPLICATION

Proposed rebuild bay range would extend of approximately 60 metres with depth of bay totalling some 4.25 metres.

Application seeks consent to demolish existing metal clad bays and replace in similar location a larger brick built structure which would provide for 16 covered units. The new structure would match, in terms of external materials, adjoining clubhouse comprising matching brick work walls underneath felted roof. In terms of height, structure would be taller replacing existing range having maximum height of 3.5 metres with new structure having height of 4.5 metres.

Proposal also incorporates lighting system incorporating 5 spotlights, which will be located on top barge board to proposed structure. These 2,000 Watt light units are required to provide the appropriate illumination levels.

DEVELOPMENT PLAN/POLICY

PPG17 - Planning for Open Space - Sport and Recreation

D14 - Light Spillage

T7 - Driving range located within identified tourist development area within an adopted unitary development plan. Specifically, policy T7d refers to Westridge and states that planning proposals for tourism uses will be acceptable in principal. The company in text states that any future development should ideally be of recreational nature and include both indoor and outdoor facilities.

Following policies of UDP are considered relevant:

S4 - Countryside will be protected from inappropriate development

G5 - Development outside defined settlements

G10 -Potential Conflict between Proposed Development and Existing Surrounding Uses

D1 - Standards of Design

T7 - Sites suitable for Tourism related development

L7 - Golf Course Development

L2 - Formal Recreational Provision.

CONSULTEE RESPONSES

Our Engineer considers the proposal does not have any highway implications.

PARISH/TOWN COMMENTS

Not applicable.

THIRD PARTY REPRESENTATIONS

Campaign to Protect Rural England raise no basic objection to principle of upgrading golf driving range. However, concern is raised over lacking details in respect of proposed floodlighting as both CPRE and Vectis Astronomical Society have been mounting campaigns to try to reduce light pollution. Concern is also expressed as to the justification as to why night driving is need on golf range and will need to be assured that any lighting is confined only to areas needed and that there is no upwards or sideways light spillage.

Six letters have been received from residents raising objections on the following grounds:

· Increase in light nuisance to homes in surrounding area and reference to the fact that current levels of lighting from the facility at night are already intrusive.

· Inappropriate siting of new building which will be visible on ridge

· Type and style of lighting proposed which will be located on higher building

· In appropriate development in the countryside

· Accumulative lighting problems from Westridge in general

CRIME DISORDER IMPLICATIONS

No crime disorder implications are anticipated.

EVALUATION

Members will appreciate that application relates to established golf course and associated driving range, the latter facility operating with the benefit of floodlights, approved in 1992. This consent is subject to condition prohibiting use of floodlights after 2100 hours. Existing facility is illuminated by five separate lighting units which shine horizontally in an east north-easterly direction.

Given established nature of operation I do not consider there is any reasonable objection in principle to upgrading of driving bay facility itself. Main consideration relates to the illumination of such a facility and its potential for adverse impacts on nearest residential occupiers.

Letters of objection and concern have been received, mainly from those properties north east of application site, with distances to nearest properties in Nettlestone in the order of some 1600 metres and a minimum distance of 1000 metres to nearest residential property in Pondwell. Whilst there are nearer isolated residential properties it would appear that illumination from existing facility can be seen over longer distances across gently sloping valley which exists between existing facility and aforementioned properties.

In support of application lighting consultants have assessed the current lighting installation at this range and offer the following comments. Firstly the existing system utilises an end range lighting system with floodlighting comprising 1000 watt high pressure sodium units of a design used in the 1970s. They offer no glare control or internal baffles to shield lamp from areas outside range facility. Proposed extension to the golf range facilities includes building additional tee booths and consequently increasing number of floodlight units required to light range. The proposed improvements to lighting include changing the existing floodlights to a modern equivalent but taking advantage of advances in reflector and lamp technology to enable reductions in the size of the floodlights and control of glare. The units also contain an internal baffle and can be fitted with an external hood to reduce the effect of upward light and glare towards residential properties. They advise that the extended facilities, if fitted with the latest floodlights, will not increase levels of glare currently experienced by residents, and if fitted with suitable hoods will offer greater light pollution control.

Detailed technical information submitted with application indicates that ground surface of driving range will be illuminated to 250 metres, whilst submitted plans indicate driving range extending to maximum distance of some 300 metres.

Whilst concerns of residents are noted and appreciated, appropriate weight must be given to the fact that this is an established site, which accords with the UDP allocation for tourism and is supported by policy L2 which relates to formal recreation provision. As the site is already illuminated until 2100 hours it is considered that application provides opportunity to provide more modern lighting units which, given advance in technology, will allow for greater control over illumination levels and potential light spillage. Provided appropriate conditions are attached to any planning consent requiring installation of baffles and hoods and maintaining time restriction until 2100 hours it is considered that on balance such conditional approval will allow continued operation of facility whilst helping to minimise impacts on locality in general.

HUMAN RIGHTS

In coming to this recommendation to grant planning permission consideration has been given to the rights set out in Article 8 (Right to Privacy) and Article 1 of the First Protocol (Right to Peaceful Enjoyment of Possessions) of the European Convention on Human Rights. The impacts this development might have on the owners/occupiers of other property in the area and other third parties have been carefully considered. Whilst there may be some interference with the rights of these people this has to be balanced with the rights of the applicant to develop the land in the manner proposed. Insofar as there is an interference with the rights of others it is considered necessary for the protection of the rights and freedom of the applicant. It is also considered that such action is proportional to the legitimate aim of the Council’s Unitary Development Plan and in the public interest.

JUSTIFICATION FOR RECOMMENDATION

Having due regard and appropriate weight to all material considerations as described in this report I am satisfied that an appropriately conditioned consent will not compromise operational activity or recreational and tourism facility or amenities of residential occupiers in locality.

RECOMMENDATION - APPROVAL

Conditions/Reasons:

1	The development hereby permitted shall be begun before the expiration of 5 years from the date of this permission. Reason: To comply with Section 91 of the Town and Country Planning Act 1990.
2	The floodlights, hereby approved, shall only be operated in connection with the use of the site as a golf driving range and for no other purpose without the prior written consent of the Local Planning Authority. Reason: To protect the amenities of nearby residential properties and to comply with policy D1 (Standards of Design) of the IW Unitary Development Plan.
3	The floodlights hereby approved shall not be operated after 2100 hours. Reason: To protect the amenities of nearby residential properties and to comply with policy D1 (Standards of Design) of the IW Unitary Development Plan.
4	The floodlights hereby approved shall be sited at roof level on the driving bay structure hereby approved and such heights above ground level shall not be varied in any way without the written prior consent of the Local Planning Authority. Reason: To protect the amenities of nearby residential properties and to comply with policy D1 (Standards of Design) of the IW Unitary Development Plan.
5	The floodlights hereby approved shall be fitted with baffles and hoods in accordance with a scheme to be agreed with the Local Planning Authority. Such an agreed scheme shall be fully implemented and installed prior to the floodlights being brought into use and maintained thereafter. Reason: To protect the amenities of nearby residential properties and to comply with policy D1 (Standards of Design) of the IW Unitary Development Plan.
6	The materials to be used in the construction of the external surfaces of the alterations hereby permitted shall match those used in the existing golf centre. Reason: In the interests of the amenities of the area and to comply with Policy D1 (Standards of Design) of the IW Unitary Development Plan.