Form golf course and access road (amended scheme) at farmland by Kingsbarns

Conditions:

1. The proposed golf course shall be developed and landscaped in accordance with the stamped approved plans to the satisfaction of this Planning Authority, prior to it being open to the public for playing purposes.
   
   
2. The general layout of the golf course and direction of play relating to all holes (ie tees to greens) shall be as specified on the stamped approved plans. For the avoidance of doubt, the 16th tee at Cambo Ness shall not be available for general use but shall only be used for selected events, with the prior agreement in writing of this Planning Authority.
   
   
3. The development to which this permission relates must begin no later than 5 years from the date of this permission.
   
   
4. The proposed golf course shall be operated to include a ‘pay as you play’ element; before the course opens for play, exact details of the proposed arrangements relating to persons permitted to play on the course shall be submitted for the prior written approval of this Planning Authority.
   
   
5. The express prior consent of this Planning Authority shall be required for :-
   1. The proposed clubhouse as indicated on the stamped approved plan
   2. All maintenance and ancillary building
   3. Any other buildings/structures on the site, including starter box, shelters, floodlights, etc.
   
   
6. The Fife Coastal Path route shall be fully accommodated within the site as identified on the stamped approved plans. This provision shall be to a minimum width of 1.8m, and shall be surfaced in accordance with details to be agreed in writing by this Planning Authority prior to commencement of works on site. The route shall remain unobstructed at all times and the developers shall lodge exact details and specifications of the protective dune ridge system to both sides of the path and details of directional signage for the prior approval of this Planning Authority. Landscaped bunding shall be incorporated within a buffer area of minimum width of 10m to the landward side all of which shall be subject to the prior approval in writing of this Planning Authority.
   
   
7. The alternative footpath routes shall be provided concurrently with the coastal route and shall be subject to the same standard of surfacing, access, maintenance and signage, all to the satisfaction of this Planning Authority.
   
   
8. Warning signs shall be displayed at points along the coastal route and inland routes to be agreed in writing by this Planning Authority to alert walkers of the presence of golf play.
   
   
9. Details of the crossing point of Sea Road for walkers, golfers and maintenance vehicles, to include breaches/reinstatement of the walls, associated signage and rumble strip shall be only as agreed in writing by this Planning Authority prior to any breaches/crossing being undertaken.
   
   
10. All watercourses and/or culverts within or adjacent to the site must be kept clear of debris and maintained in a free flowing condition at all times, to the satisfaction of this Planning Authority.
    
    
11. Prior to the commencement of work on site the developers shall submit details for the erection of fencing and badger gates around the proposed practice and driving range areas. These protective measures shall be only as approved in writing by this Planning Authority in consultation with Scottish Natural Heritage and shall be implemented prior to the commencement of any work to or use of the practice and driving range areas.
    
    
12. The access bellmouth from the public road shall be constructed in accordance with the current Fife Council Specification for Roadworks and to the satisfaction of the Head of Transportation. A minimum throat width of 6m with 15m radius kerb shall be provided and constructed in accordance with the current Fife Council Specification for Roadworks for a length of 15m from the adjoining road channel line.
    
    
13. A footway 1.8m wide shall be provided along the total frontage of the site in accordance with the current Fife Council Specification for Roadworks and to the entire the satisfaction of the Head of Transportation.
    
    
14. There shall be provide within the curtilage of the site a turning area for vehicles suitable for use by the largest size of vehicles expected to visit or be used by occupants of the premises. The turning area shall be formed outwith the parking areas.
    
    
15. Visibility splays 6m x 210m shall be provided and maintained clear of all obstructions exceeding 1m in height above the adjoining road channel level, at the junction of the vehicular access and the public road prior to construction work on the golf course commencing.
    
    
16. Not less than 54 car parking spaces shall be provided within the curtilage of the site for patrons of the golf course, in addition to one space for every two members of staff employed at any one time on the site. Parking for the clubhouse is to be separately assessed on the basis of facilities available and degree of public access all in accordance with Fife Council parking standards.
    
    
17. No golf course maintenance vehicles shall use Sea Road for access. Only access directly crossing Sea Road in accordance with the requirements of condition 9 will be allowed.
    
    
18. Sea Road shall be upgraded by localised widening and rationalisation of passing places to permit the safe crossing of golfers. Details of the crossing, warning signs and passing places shall be approved in writing by this Planning Authority and such details to be implemented before the crossing is brought into use and the course is open for public use.
    
    
19. No construction traffic shall take access along Sea Road. Any details of construction traffic requiring to cross Sea Road shall be lodged for the prior approval of this Planning Authority.
    
    
20. The only new vehicular access to the site shall be taken at the point marked ‘A’ on the stamped approved plan.
    
    
21. The site boundary wall and footway at the junction of the new access, point ‘A’, with the public road shall be rebuilt along the realigned front boundary of the site, utilising the existing materials, unless otherwise agreed in writing by this Planning Authority and shall be of a coursing, height, width, coping, mortar etc to match the existing.
    
    
22. Before any works commence on site the developer shall commission an archaeological contractor to visit the site on a regular basis, three times per week, during construction. Where specific cuts to a depth greater than 400mm are involved then this can only be undertaken in the presence of and with the agreement of the contracted archaeologist. In such circumstances the archaeologist shall be given sufficient time to investigate and record the cut. Any larger cuts required (of a size to be approved in writing by this Planning Authority prior to the commencement of works on site) shall be reported immediately to the Planning Authority and course construction stopped until such a time as the contracted archaeologist has had sufficient time to carry out rescue archaeological investigations. All costs involved in these works including the commissioning of the archaeological contractor, investigation, recording, rescue works and final reporting shall be borne by the developer. Any appointments of archaeological contractors shall be with the prior agreement of this Planning Authority.
    
    
23. Before any work commences on site the applicants shall submit for the written approval of this Planning Authority a landscape management scheme for land covered by the application proposals. All landscaping, planting and habitat areas, including wetlands, shall be completed prior to the course being opened for play by the public and shall be managed thereafter in accordance with the management scheme.
    
    
24. A tree survey containing details of the position, canopy spread, bole diameters, health, size and species of all trees within the curtilage of the site shall be lodged for the approval of this Planning Authority. No trees shall be felled, topped, lopped or have roots cut or damaged without the prior approval in writing of this Planning Authority.

Reasons:

1. To ensure that the proposed development makes a positive contribution to the local environment in terms of flora, fauna and visual amenity.
   
   
2. In the interests of public safety.
   
   
3. To fully reserve the rights of the Fife Council as Planning Authority in accordance with Article 4 of the Town and Country Planning (General Development Procedure)(Scotland) Order 1992 (or any subsequent Orders revoking or reenacting that Order).
   
   
4. In order to ensure public access to the course and hence ensure that the proposed development makes a positive contribution to the recreational and tourism infrastructure of the area.
   
   
5. In order to retain proper control of the development.
   
   
6. To ensure that the Fife coastal route is not impaired and that access for the general public is enhanced, formalised and adequately protected for the future.
   
   
7. To ensure that a full and accessible network of footpath provision is made available in and around the golf course.
   
   
8. In the interests of public safety.
   
   
9. In the interests of visual amenity and public/highway safety.
   
   
10. To maintain watercourses/ culverts in a free flowing condition.
    
    
11. In the interests of local wildlife; to ensure that the development does not adversely affect established wildlife on the site.
    
    
12. To ensure the provision of an adequate standard of construction.
    
    
13. In the interests of pedestrian and road safety; to ensure that adequate provision is made for pedestrians adjacent to the road frontage.
    
    
14. To ensure that adequate maneuvering facilities are available within the site.
    
    
15. In the interests of road safety; to ensure the provision and maintenance of adequate visibility at junctions and accesses.
    
    
16. To ensure adequate provision of off-street car parking.
    
    
17. To minimise the use of a sub standard road by unsuitable vehicles.
    
    
18. To ensure the provision of an adequate standard of construction.
    
    
19. To minimise the use of a sub standard road by unsuitable vehicles.
    
    
20. In the interests of road safety; to ensure an acceptable access location in relation to the existing road system.
    
    
21. In the interests of visual amenity; to retain the traditional appearance of the site entrance through the retention of the stone boundary wall in its realigned position.
    
    
22. In order to safeguard the heritage of the area by providing an adequate opportunity to investigate and record and/or rescue archaeological remains on this site which lies within an area of archaeological importance.
    
    
23. In the interests of visual amenity; to ensure that the visual quality of the proposed development is fully met and adequately maintained to the benefit of the environmental quality of the area.
    
    
24. In the interests of visual amenity; to ensure that all trees worthy of retention are satisfactorily protected before and during construction works.