17 August 2009 · Planning Committee
Field 421449 Off, Main Road, Colby, Isle Of Man, IM9 4ns
The proposal involved creating four football pitches (junior grass, all-weather, two senior grass), a 22m x 25.5m clubhouse with annex (eaves 3m, ridge +5.2m, spar dash and dark lightweight roofing), tractor shed (9.2m x 7.3m x 3.7m ridge, metal sheeting), 123 bitmac + 50 overspill parking spaces, new bitmac access lan…
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The principle of playing pitches and clubhouse was established by prior approval PA 05/92127 (extended to 2010), making objections to pitches/noise unupholdable; four pitches acceptable as only three …
Community Policy 2
Requires new community facilities to serve local population, accessible to non-car users, preferably re-using buildings. Officer assessed proposal complies as accessible by foot to village, ample parking, serves Colby AFC/community despite greenfield site.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This permission relates to the creation of playing fields, clubhouse, car parking, access, landscaping and tractor shed all as shown in the following plans and information: 01B, 02B, 32235A/103, -104, 105, -110, -111, 3763-01, Strategy for the Protection of Watercourse, JMP report Technical Note 2, Schedule 1, Figure 2.1b and 2.1a, and the Phillips Lighting Report dated 28th January, 2009 all received on 27th February, 2009; Phillips Lighting Report dated 29th January, 2009, 32235A/101A, 112 received on 17th June, 2009 and 32235A/PH2 Rev B, 32235A/102A, -106A and -109A all received on 29th June, 2009.
Access prior to development
No development may commence until such times as the new access onto the A7 Main Road has been set out and available for use as shown in the approved drawings.
Railway crossing
The development south of the railway line may not be undertaken during the railway operating season until such times as the railway crossing has been put in place as shown and described in the approved plans.
Landscaping implementation
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Revised car park/access lighting
No approval is hereby granted to the lighting alongside the roadway and within the car park as shown in the approved plans. Such lighting must be lower in height and profile to reflect the rural location of the site. A revised scheme for this lighting must be approved by the Planning Authority prior to the erection of any lighting in the car park or alongside the access lane.
Light spillage limit
Surface illumination due to light spillage from the proposed lighting shall not exceed 5 lux within the curtilage of any residential property.
Floodlighting hours
The proposed floodlighting may not be operated after 2100hrs or before 1500hrs on any day. The remaining lighting on the site and along the access must be extinguished when the premises are not in use.
Clubhouse use and hours
The proposed clubhouse may be used only for spectating, committee meetings, administration of the football club, changing and refreshments during and immediately after football matches and training, and outwith these times may be used for purposes of a children's nursery and for social, recreation and leisure purposes. The clubhouse may not be used for any purposes before 0700hrs or after 2230hrs on Sunday through to and including Thursday or before 0700hrs or after 2345hrs on Fridays and Saturdays. All lighting to the car park and access lane must be extinguished 15 minutes after the cessation of the use of the clubhouse.
Supports the application
No objection; lighting off after 9pm, inconspicuous access lighting
Supports the proposal
The original application for a football ground with clubhouse, parking, and associated facilities was approved by the Planning Committee on 17th August 2009 subject to conditions, including restrictive Condition 9 on clubhouse use and hours. Local residents appealed the approval citing impacts on rural character, traffic safety, noise, and amenity; Colby AFC Ltd appealed Condition 9 as overly restrictive. The inspector found the proposal acceptable on balance despite policy conflicts and rural impacts, given prior approval in principle, and recommended revised conditions for hours and use. The Minister concurred on rural character and traffic issues, generally agreed on amenity but added flexibility for special events, dismissed objector appeals, allowed the applicant's appeal, and granted approval with modified conditions on 6th January 2010.
Precedent Value
Demonstrates that prior approvals can justify larger schemes in countryside despite policy conflicts if authority supports and impacts controlled; future applicants should prioritise DOT endorsement, detailed amenity mitigation (bunds/timing), and accept nuanced conditions allowing special event variations.
Inspector: Graham Self MA MSc FRTPI
