Response 95074560

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Introduction

What is your name?

Name
PHILIP VERMEULEN

Are you responding on behalf of an organisation?

Please select one item
Yes
No
If so, please state the name of your organisation:
LANGNESS GOLF COURSE LIMITED trading as CASTLETOWN GOLF LINKS

May we publish your response?

Please select one item
(Required)
Yes, you can publish my response in full
Yes, you may publish my response anonymously
No, please do not publish my response

Development plan process

1. Do you agree with Option A or Option B?

Please select one item
Option A - current approach
Option B - alternative approach
Neither option
Please give us your views
I AM IN FAVOUR OF AN ISLAND-WIDE APPROACH WHERE CRITICAL SITES OF NATIONAL IMPORTANCE ARE ASSESSED INDEPENDENT OF AREA PLANS

2. What are other potential changes that could improve the current Area Plan system?

Please respond
SIMPLIFY THE SYSTEM USING OPTION B AND REDUCE THE CONSULTATION AND APPROVAL STAGE

Public engagement in planning policy development

3. Do you think having a non-statutory community plan is a good idea?

Please select one item
Yes
No
Please state your reasons.
COMMUNITIES HAVE AN ADVANTAGE IN TERMS OF LOCAL KNOWLEDGE AND A LONG TERM VESTED INTEREST IN THE OUTCOME.

4. Would you support the implementation of a pilot non-statutory community plan?

Please select one item
Yes
No
If so, how should Local Authorities and other local groups be involved?
OUR SUCCESS LIES IN OUR COLLECTIVE AND DIVERSE VIEWS - CONSULTATION WITH LOCAL AUTHORITIES IS ESSENTIAL

5. Is there anything else you would like to tell us regarding public engagement in Planning Policy Development?

Please give us your views
LISTEN TO THE LOCAL COMMUNITIES AND LESS IMPORTANCE SHOULD BE GIVEN TO DEVELOPERS THAT SOMETIMES HOLD THE ECONOMIC PROGRESS OF LOCAL COMMUNITIES HOSTAGE BY LAND-BANKING SITES FOR LONG PERIODS AND PLAY THE "WAITING GAME"

Planning application process

6. Do you think it would be beneficial to amend the Town and Country Planning Act to include a new application type that deals with amendments to previously approved applications?

Please state your reasons.
WILL DEFINITELY REDUCE COST AND TIME.

7. Do you have any other comments regarding the speed at which planning applications are decided?

Please give us your views
NO

8. Should applicants be expected to pay for pre-application advice for more complex proposals?

Please select one item
Yes
No
Please give us your views
PRE-APPLICATION ADVICE SHOULD BE LIMITED TO AVOID THE PERCEPTION THAT: 1. POWERFUL APPLICANTS ARE GIVEN PREFERENTIAL TREATMENT
2. THE BUY-IN FROM PLANNERS IS OBTAINED THAT MAKES IT DIFFICULT FOR THE PLANNERS NOT TO FEEL CO-OPTED

9. What types of development should be able to occur without the need for a planning application to be submitted?

Please give us your views
PATHWAYS, ACCESS ROADS AND IMPROVEMENT OF THE OPEN SPACES, EG IMPROVING THE LOOK, FEEL AND PLAYABILITY OF A GOLF COURSE

10. The ever-increasing pace of mobile phone and data usage means that 5G or other telecommunication technology will be required quickly, so do you think planning exemptions for telecoms development should be extended?

Please select one item
Yes
No
Please give us your views
THE VISUAL POLLUTION OF TELECOMS ROLL-OUTS ARE NOT ALWAYS CLEAR

11. Is there anything else you would like to tell us regarding the planning application process?

Please give us your views
THE PLANNING OUTCOMES MUST BE SEEN BY THE COMMUNITIES TO BE FAIR AND CONSISTENT AND NOT BIASED TOWARDS DEVELOPERS WHO HAVE THE FINANCIAL MEANS AND ACCESS TO PROFESSIONAL RESOURCES TO INFLUENCE AN OUTCOME

Planning appeals process

12. Should third party appeal rights be retained or removed?

Please select one item
Retain – keep third party appeal rights
Remove – no longer permit third party appeals
Neither – do something else
Please state your reasons.
TO AVOID SUBJECTIVITY WHEN INTERESTED PARTY STATUS IS DECIDED
TO AVOID SILENCING LEGITIMATE INTEREST PARTIES

13. If you think third party appeals should be retained, should the right to appeal be limited to those people who have a genuine and legitimate planning concern that affects them or their property which is close to the proposed development?

Please select one item
Yes – limit rights to only genuine and direct neighbours
No – do not restrict to specific third party groups
Please state your reasons.
PROXIMITY IS NOT ALWAYS THE SOLE CRITERIA. CERTAIN SITES ARE OF NATIONAL IMPORTANCE AND THE PUBLIC SHOULD BE GIVEN THE RIGHT TO PARTICIPATE

14. What might constitute a legitimate and genuine planning concern and what might not?

State the criteria you think should be used when assessing concerns.
1. VISUAL POLLUTION
2. LOSS OF PUBLIC AMENITY
3. LIGHT POLLUTION IN THE COUNTRYSIDE
4. PROTECTION OF THE NATURAL HABITAT, FAUNA AND FLORA
5. DEVELOPMENT IN UNSUSTAINABLE LOCATIONS
6. CHANGE / AMENDMENT OF ZONING REASONING COMMERCIAL VIABILITY
7. LAND-BANKING AND OBVIOUS NEGLECT OF THE PROPERTY

15. Do you think it is appropriate to have a two-tier fee structure?

Please select one item
Yes
No

16. How can the number of appeals be reduced?

FAIR APPLICATION OF THE PLANNING SYSTEM AND LIMIT PRE-APPLICATION CONSULTATIONS - COMMUNITIES ARE SCEPTICAL WHEN DEVELOPERS HAVE EXTENSIVE CONSULTATIONS WITH PLANNERS
How can appeals be dealt with more quickly?
WRITTEN SUBMISSIONS

17. Do you have any other comments regarding the matter of third party involvement?

PLEASE DON'T ABOLISH THE CURRENT SYSTEM

Decision-making process

18. Should Government have the ability to create a policy document at the highest level which would carry material weight in decision-making?

Please select one item
Yes
No
Please state your reasons.
GOVERNMENT REPRESENTS ITS CITIZENS

19. If so, do you agree that any such change in planning policy should continue to be the subject of public consultation and approval by Tynwald?

Please select one item
Yes
No
Please state your reasons.
ONLY MATERIAL CHANGES OF NATIONAL IMPORTANCE

20. Do you think that Local Authority representatives should be included in the membership of the Planning Committee?

Please select one item
Yes
No

21. Is there anything else you would like to tell us regarding improvements to the decision-making process?

NO

Design quality

22. Is there anything you would like to tell us regarding how to raise design quality?

Please provide comments and recommendations.
I AM IN FAVOUR OF DESIGN AND MASSING GUIDELINES IN RESPECT OF :
1. development in the countryside
2. written and visual guidelines

Living and working environments

23. Do you agree that the minimum size standards required in new residential developments should be increased?

Please select one item
Yes
No
Please state your reasons.
TO LEVEL THE PRICE/COMMERCIAL PLAYING FIELDS BETWEEN EXISTING AND NEW HOUSING STOCK

24. If yes, should there be exceptions to these standards?

Please select one item
Yes
No
Please state your reasons and recommendations.
CONSIDERATION MUST BE GIVEN TO THE COMMERCIAL IMPLICATIONS

25. Do you think that key sites should be the subject of greater master-planning?

Please select one item
Yes
No
Please state your reasons.
DEVELOPMENT OF KEY SITES SHOULD BE ELEVATED TO NATIONAL LEVEL

26. Is there anything else you would like to tell us regarding building sizes and density?

NO

Heritage

27. Do you think there should be the introduction of a ranked classification for buildings which recognises their varying importance and potential for change?

Please select one item
Yes
No
Please state your reasons.
SOCIAL INFRASTRUCTURE IS PARAMOUNT TO SUPPORT LONG TERM ECONOMIC DEVELOPMENT - CURRENTLY THE CONSTRUCTION OF APARTMENTS HAS REACHED A DISPROPORTIONATE ALLOCATION OF CAPITAL - TOO MUCH EMPHASIS ON SHORT TERM GAINS

28. Do you think that in the current economic climate the reintroduction of the Historic Buildings Grants should be a government priority?

Please select one item
Yes
No
Please state your reasons.
COMMERCIAL REALITIES SHOULD BE PARAMOUNT. OWNERS OF KEY SITES SHOULD DISPOSE OF PROPERTIES THEY CANNOT AFFORD TO MAINTAIN. THE SELLING PRICE WILL REFLECT THE ECONOMIC COST OF MAINTAINING THE PROPERTY

29. What are your views on the idea of transferring the research and subsequent recommendation of Registered Buildings and Conservation Areas to other bodies (for example MNH)?

Please select one item
Yes
No
Please state your reasons.
THE RISK IS THAT OTHER BODIES (EG MNH) COULD HAVE DISPROPORTIONATE POWER AND ZEAL

30. In recognition of limited resources, do you think that consideration should be given to focusing attention on fewer Conservation Areas to raise their quality and allow them to meet their social and economic potential?

Please select one item
Yes
No
Please state your reasons.
FOCUS IS ALWAYS GOOD AND QUALITY TRUMPS QUANTITY

31. Is there anything else you would like to tell us regarding how best to protect and cherish our heritage while at the same time providing a more flexible environment that supports economic development?

SERIOUS CONSIDERATION MUST BE GIVEN TO PROTECT OUR NATURAL HABITAT, FAUNA AND FLORA - THE OBLIGATION IS ON US TO PROTECT THE ENVIRONMENT THAT CANNOT SPEAK FOR THEMSELVES

Where new development should go

32. In future plan making should new development continue to reflect a settlement hierarchy and spatial strategy similar to now?

Please select one item
Yes
No
Please state your reasons.
PROTECT THE COUNTRYSIDE FROM INAPPROPRIATE DEVELOPMENT (VISUAL AND MASSING)

33. Do you support the current land for employment approach?

Please select one item
Yes
No
To what extent is there benefit in each settlement, despite its size or the available employment land evidence, in having the same share of the overall employment need figure?
I DON'T SUPPORT THIS VIEW THAT SMALL SETTLEMENTS SHOULD HAVE THE SAME OVERALL SHARE OF EMPLOYMENT LAND

34. Is there anything else you would like to tell us about how development is prioritised around the Island?

NO

Rural development and protection

35. Do you agree that policies for new or replacement houses in the countryside should be revised to enable more unique, innovative and attractive properties, while retaining existing traditional, smaller-scale properties?

Please select one item
Yes
No
Please state your reasons.
BE CAREFUL OF NEW HOUSES, BUT REPLACEMENT HOUSE SHOULD BE CONSIDERED WHILST MAINTAINING THE TRADITIONAL LOOK AND FEEL OF VILLAGES

36. Is there anything else you would like to tell us regarding development in the countryside?

Please provide comments and recommendations.
ANY RESIDENTIAL DEVELOPMENT ADJACENT TO AN ASSI, BIRD SANCTUARY ETC MUST BE RESISTED

Economic development

37. Do you think Government should take on a more proactive role in securing economic development utilising its powers including compulsory purchase where appropriate?

Please select one item
Yes
No
Please state your reasons.
DEFINITELY - FOR TOO LONG LAND-BANKING BY SOME DEVELOPERS HAVE FORCED DILAPIDATED BUILDINGS ON NEIGHBOURING BUSINESSES, TOURISTS, HIKERS AND THE ISLAND AS A WHOLE. SELF INTEREST SHOULD NOT TRUMP THE COLLECTIVE INTERESTS OF THE ISLAND AND HER CITIZENS

38. Do you think that compulsory purchase powers should be simplified to enable compulsory purchase and possibly subsequent resale of land back into the market place at current market values?

Please select one item
Yes
No
Please state your reasons.
I PROPOSE THAT THE CASTLETOWN GOLF LINKS HOTEL TO BE THE FIRST CANDIDATE

39. Is there anything else you would like to tell us regarding how planning can further support economic development?

DILAPIDATED AND VACANT RESIDENTIAL PROPERTIES SHOULD BE HEAVILY TAXED IN TERMS OF ANNUAL RATES FORCING OWNERS TO IMPROVE OR SELL

Brownfield sites

40. Do you think that the current rate discounts associated with empty buildings and brownfield sites should be removed or become time bound to encourage development of those assets?

Please select one item
Yes
No
Please state your reasons.
I PROPOSE THE INVERSE - RATES SHOULD BE PENAL (WITH AGGRESSIVE ESCALATION ON AN ANNUAL BASIS) TO FORCE THE HAND OF THE LANDOWNER TO EITHER DEVELOP OR SELL

41. Do you think that cleared sites intended for future developments should not be allowed to be used for interim car parking to prevent income from parking fees reducing the urgency of long term site development?

Please select one item
Yes
No
Please state your reasons.
NO LANDOWNER SHOULD BE ALLOWED TO NEGATIVELY EFFECT THE COMMERCIAL INTERESTS OF NEIGHBOURING BUSINESSES

42. Do you think that reducing the length of time that planning approval lasts for on certain sites would encourage approved developments to commence quickly so that their benefits are realised?

Please select one item
Yes
No
Please state your reasons.
AGREE, COMMENCEMENT IN SUBSTANCE SHOULD COMMENCE WITHIN TWELVE MONTHS AND NOT FOUR YEARS

43. Is there anything else you would like to suggest which could help stimulate re-development of brownfield sites?

PENALISE LAND-BANKING

Infrastructure provision

44. Do you agree that a Community Infrastructure Levy (CIL) should be introduced for larger developments?

Please select one item
Yes
No
Please state your reasons.
THE SUGGESTION COULD BE COUNTER-PRODUCTIVE AND OVER THE LONG TERM REDUCE INVESTMENT

45. If so, do you think that the CIL should be in addition to existing Section 13 monies?

Please select one item
Yes
No

46. Do you think that a fixed and proportionate CIL would provide greater certainty and clarity for developers in respect of what would be required of them?

Please select one item
Yes
No

47. Do you think that the CIL should be applied to all types and sizes of development in all locations?

Please select one item
Yes
No

48. Do you think that exemptions from the CIL should apply to certain areas to incentivise development?

Please select one item
Yes
No
Please state your reasons.
BUT I DON'T SUPPORT THE CIL

49. What type of projects should the income generated by the CIL fund?

Please provide comments and recommendations.
N/A

50. Is there anything else you would like to tell us about how new developments could support the needs of the community?

ANY DEVELOPMENT SHOULD COMPLEMENT AND RESPECT THE INTERESTS OF NEIGHBOURING BUSINESSES AND THE COMMUNITY AT LARGE

Retail, leisure and entertainment destinations

51. Should Government increase Permitted Development rights to allow greater flexibility for changes of use within town centres?

Please select one item
Yes
No

52. What types of use would you like to see in town centres?

Please select all that apply
Health and beauty
Leisure
Office
Residential
Retail
Other
If other, please state the type of use you want to see:
HOSPITALITY, IE RESTAURANTS ETC
Please provide comments and recommendations.
RESIDENTIAL ON UPPER FLOORS COULD BE ALLOWED, BUT NOT AT STREET LEVEL

53. What types of use would you not like to see in town centres?

Please provide comments and recommendations.
N/A

54. What else would you like to tell us regarding how to rejuvenate our town centres and make them fit for tomorrow’s needs?

AN ISLAND-WIDE INITIATIVE TO "BUY LOCAL" EXPLAINING TO CITIZENS WHY ONLINE PURCHASING OFF-ISLAND IS DAMAGING THE ECONOMY, JOB PROSPECTS ETC. WE NEED TO BE MINDFUL THAT ONLINE PURCHASES REPRESENTS SHORT TERM GAIN, LONG TERM PAIN

Final thoughts

55. Is there anything that we’ve missed?

Please tell us your ideas
WE LIVE ON A BEAUTIFUL ISLAND WHERE THE MANTRA SHOULD BE "WHAT CAN WE DO FOR THE ISLAND AND NOT WHAT CAN THE ISLAND DO FOR US" (JFK). WE NEED TO THINK LONG TERM AND LIMIT SHORT TERM SELF-INTERESTS DOMINATING DEVELOPMENT