Full application for remodelling of Ruislip Golf Course, incorporating: reconfiguration of 18 existing hole course into a nine hole course, short game practice area, putting green and six hole academy course; construction of a single storey rifle range; demolition of existing covered driving bays and construction of replacement driving range, including associated floodlights and safety netting; a new drainage system and associated ponds; ecological and landscaping works; realignment and enhancement of the Hillingdon Trail and creation of a new public footpath; excavation of a new channel for the Ickenham Stream (canal feeder); and other associated works.
Recommendation: Approval +S106
Decision:
RESOLVED:
1. That the application be approved, inclusive of the changes set out on the addendum;
2. That a new condition to be added for materials to be submitted and approved, alongside a new informative requesting ‘low maintenance materials/strong materials’
3. That officers be delegated authority to amend condition 5 following discussions with he applicant regarding the addition of a green roof or solar panels to the Driving Range and Rifle Range buildings, in consultation with the Chairman and Labour Lead;
4. That condition 1 be amended to mandate that the Driving Range and Rifle Range be operational at the first available opportunity.
Minutes:
Officers introduced the application which sought permission for the remodelling of Ruislip Golf Course, incorporating: reconfiguration of 18 existing hole course into a nine hole course, short game practice area, putting green and six hole academy course; construction of a single storey rifle range; demolition of existing covered driving bays and construction of replacement driving range, including associated floodlights and safety netting; a new drainage system and associated ponds; ecological and landscaping works; realignment and enhancement of the Hillingdon Trail and creation of a new public footpath; excavation of a new channel for the lckenham Stream (canal feeder); and other associated works.
The addendum was highlighted, which detailed the receipt of a petition in support of the application together with a letter of representation from the Secretary of Ruislip Rifle Club, which requested amendment to the hours of operation of the Rifle Club. Officers confirmed that the hours of operation now requested by the Rifle Club would not cause unacceptable harm to neighbours amenity and that condition 08 and 09 could be amended to fulfil the request, alongside the addition of a further condition mandating that no building was to be occupied until 'Secured by Design' accreditation had been achieved. The addendum also set out a to be agreed financial contribution or agreement for the long-term maintenance and annual assessment in connection with the creation of a pond on the western area of the Golf Course.
Officers considered that the application had demonstrated that the proposed development could be completed without detriment to the ecological value or local wildlife of the area, and would not lead to conditions detrimental to road safety or to traffic congestion on the local road network. Issues relating to archaeology, contamination, residential amenity, the safe operation of Network Rail could be satisfactorily addressed by the imposition of appropriately worded conditions. It was confirmed that the applicant had demonstrated the required special circumstances to allow for development within the Green Belt.
It was also confirmed that the nearby HS2 tunnel portal creation had resulted in material that was being used for further redevelopments in the area, and that HS2 was providing compensation for the loss of golf course land.
Accordingly, the proposed development was in accordance with the policies of the development plan and therefore recommended for approval, subject to conditions as set out in the report and addendum..
A petitioner addressed the Committee in support of the application, highlighting the following points:
· The petitioner was representing the Rifle Range Club and supported the officer’s recommendation for approval.
· The new hours of use, as set out in the addendum, were welcomed as these would bring the Club into line with operating hours of similar sporting clubs.
· The Club had no preference regarding design of the building and would be happy to have a Green Roof if required.
In response to queries from the Committee, the petitioner confirmed that the proposed new building would be situated further form residential homes than previously, that it would be fully soundproofed, and secured with safety in mind. Additionally, the petitioner advised that club members were currently having to use other rifle clubs, some of which were out of the borough, for which the had to pay additional membership and travel costs.
Officers advised that they would liaise with HS2 to ensure the club members were receiving compensation for the financial impact resulting from the development.
Regarding the new golf course design, officers advised that the new course layout had been created by a well known and respected designer.
The Committee suggested that conditions be added to mandate that materials were to be submitted and approved, alongside a new informative requesting ‘low maintenance materials/strong materials’ to ensure maintenance and upkeep of the driving range. It was also suggested that officers be delegated authority to amend condition 5 following discussions with the applicant regarding the addition of a green roof or solar panels to the Driving Range and Rifle Range buildings, in consultation with the Chairman and Labour Lead. Finally, Members suggested that condition 1 be amended to mandate that the Driving Range and Rifle Range be operational at the first available opportunity, to mitigate any further financial impact to users or the Council.
The officer’s recommendation, inclusive of the changes set out on the addendum and the suggested amendments as above, was moved, seconded, and when put to a vote, unanimously agreed.
RESOLVED:
1. That the application be approved, inclusive of the changes set out on the addendum;
2. That a new condition to be added for materials to be submitted and approved, alongside a new informative requesting ‘low maintenance materials/strong materials’
3. That officers be delegated authority to amend condition 5 following discussions with the applicant regarding the addition of a green roof or solar panels to the Driving Range and Rifle Range buildings, in consultation with the Chairman and Labour Lead;
4. That condition 1 be amended to mandate that the Driving Range and Rifle Range be operational at the first available opportunity.
Supporting documents:
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