4 July 2017 · Planning Committee
Land At Ballacubbon - Fields 424841 & 424842, Main Road, Colby, Isle Of Man, IM9 4pr
The site at Ballacubbon, Colby, is designated for 100% affordable housing in the Area Plan for the South. The development includes a mix of single-storey bungalows, apartments with small paved areas, and two-storey houses with private gardens, plus a new estate road, 40 car parking spaces, public open space of 1432 sq …
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The principle of residential development is established by the Area Plan designation for 100% affordable housing on this site, with no fixed unit number but requirements for footpath link, landscaping…
Forestry Department raises detailed tree protection and planting concerns recommending clarifications and conditions; Arbory Parish Commissioners raise local infrastructure and safety issues without formal objection; Manx Utilities and Highways have no objection subject to conditions.
Key concern: Lack of arboricultural supervision and monitoring for tree protection within RPAs/CEZs
Forestry Department
Conditional No ObjectionI would not object to this as these trees are not significant specimens. However, I recommend that you seek clarification from the applicant that this is the case.; In my opinion arboricultural supervision is entirely justified and, more importantly, will be necessary for the successful retention of existing trees on the site.; If other aspects of the development are acceptable, most of these points could be addressed through conditions.
Conditions requested: Seek clarification from applicant on trees to be removed; Request tree survey data; Re-visit footpath construction in CEZ/RPA and provide no-dig solution details, set-back of barriers, ground protection (BS5837 para 5.5.4); Re-visit RPA protection for T06/T08 and acknowledge incursions; Request details of arboricultural site monitoring and supervision (BS5837 para 6.3); Require indication of pruning extent; Require tree pit details for hard landscape planting; Require tree species, nursery specification, planting specification, post-planting management per BS8545:2014
Arbory Parish Commissioners
No CommentArbory School is understood to be in need of improved accommodation and this proposed development can only add to this requirement.; The Commissioners see no reason for the proposed traffic island in the Main Road near to Ballacriy entrance, and feel that it could indeed be a danger.
Manx Utilities
Conditional No ObjectionManx Utilities Authority has assessed the above planning application and would like to advise you that the Authority has no objection to the application subject to the following condition/s
Conditions requested: Developer to enter adoption agreement for sewers prior to work commencing per section 8 of Sewerage Act 1999; Submit details per Manx Sewers for Adoption Part 1 for sewer adoption; Contact Manx Utilities for connections requiring more than single connection or new water mains/hydrants
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionDo not oppose with condition/comment; DNOC on 14/06/2017
The Department of Infrastructure (DOI) granted permission for 20 affordable homes on an allocated site in Colby, prompting an appeal by neighbouring residents Mr and Mrs Margot citing excessive density, harm to character, inadequate open space, traffic issues, and flood risk. Appellants argued the proposal exceeded prior planning benchmarks from superseded plans and failed multiple Strategic Plan policies. The inspector assessed density as appropriate given the Area Plan's support for higher density, found no unacceptable harm to character or neighbour amenity, confirmed open space exceeded standards, dismissed traffic and flood concerns based on technical evidence, and noted no school capacity issues. The appeal was dismissed, upholding the approval with conditions including no extensions, highway improvements, parking, landscaping/tree protection, and footpath provision.
Precedent Value
Current Area Plans and Strategic Policies (esp SP1) take precedence over superseded local plans; allocated sites for affordable housing need not prove hyper-local demand if regional waiting lists evidenced. Density optimisation upheld at ~33/ha in villages if character-compliant; technical consultee support decisive over resident amenity concerns.
Inspector: Michael Hurley
