3 July 2006 · Planning Committee
Colby Football Clubhouse, Glen Road, Colby, Isle Of Man, IM9 4nu
The application sought approval in principle for residential development on a 1.6ha (4 acre) site designated as Playing Field in the Arbory and East Rushen Local Plan, currently used as Colby AFC's football ground just outside Colby's Conservation Area.
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The officer assessed the site as well-suited for residential use if the football club relocates, given proximity to public transport, shops, pubs, churches, and schools, outweighing the current Playin…
Arbory and East Rushen Local Plan (approved by Tynwald 1999)
Site designated as Playing Field (not Public Open Space as some objectors claimed); officer noted loss acceptable given replacement facilities proposed on nearby Proposed Park land (05/92126/A, 05/92127/A) and cumulative village open space provisions. Plan supports recreation south of Cubbon's Bridge but training facility approved there; residential not zoned but exception justified by club needs and site suitability.
Draft Strategic Plan Appendix 6 (open space standards)
Requires public open space commensurate with number/type of houses; condition mandates this in reserved matters, satisfying post-deferral concerns after parish meeting confirmed cumulative adequacy with Ballacubbon etc.
Time limit for reserved matters
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
Principle only, no dwelling numbers
This permission relates only to the principle of the residential development of the site and no approval is granted or implied to any specific number of dwellings. Note: the submitted transport assessment demonstrates that up to thirty dwellings could be accommodated on the site without giving rise to an adverse impact on traffic conditions or road safety; accordingly, should the reserved matters application be in respect of more than thirty dwellings, it should be accompanied by a further transport assessment which examines the impact of the higher number of dwellings.
Reserved matters details required
The application for reserved matters must include: an accurate indication of all existing trees on site, together with proposals for their protection during building works; information on the required junction improvements of the A27 Colby Glen Road with the A7 Main Road and the A27 and the site: such must be undertaken to the satisfaction of the Planning Authority after consultation with the Department of Transport, prior to the commencement of any works on site; details of landscaping proposed to complement the existing vegetation which is to be retained together with provision for public open space commensurate with the number and type of houses proposed, in accordance with the standards set out in Appendix 6 of the Draft Strategic Plan. The lane along the northern side of the site which is a public right of way and which serves as the vehicular access to several dwellings must be retained as such, together with such land as enables this footpath to be comfortably enjoyed without encroaching on the residential development which is proposed and provision for a footpath link to join to the Ballacubbon site to the south and to ultimately, through that development, connect the application site with the A7 main road.
Foul sewer connection
The proposed development must be connected to the main foul sewer. NOTE: A Drainage Connection Fee will be payable to the Drainage Authority on this development.
No surface water to foul sewer
There must be no discharge of surface water to the main foul sewer.
Alternative facilities first
No residential development of this site may commence until such times as Colby AFC have established alternative playing and training facilities which are available for use. It is noted that PAs 05/92126 and 05/92127 propose such facilities.
25% affordable housing
The application for reserved matters must demonstrate that 25% of the proposed housing is designed as being suitable for sale under the Department's House Purchase Assistance Scheme and are made available as such.
no objection subject to standard conditions on foul/surface water
no objection, include standard note on water supply
initial objection withdrawn following transport assessment and proposed junction improvements
acceptable subject to recommendations for disabled access facilities
This document contains numerous public support letters for Colby AFC football facilities development, objections from individuals and Society for the Preservation of the Manx Countryside and Environment (SPMC&E) on land use and traffic grounds, a utilities response from IoM Water…
Key concern: Site zoned as Public Open Space not for residential development per Arbory & East Rushen Local Plan
Society for the Preservation of the Manx Countryside and Environment
ObjectionThe Society STRONGLY OBJECTS.; This site is zoned as Public Open Space in the Arbory & East Rushen Local Plan and if it is no longer to be occupied by the Football Club, it should revert to that use.
IoM Water Authority
Conditional No ObjectionThe Authority wish to express their interest... and request that a condition of planning be that the applicant must contact the Authority
Conditions requested: Applicant must contact the Authority to ensure connection for water supply or amendment to existing supply under Water Supply Byelaws; For connections comprising more than a single connection contact IoMWA Planning and Projects Section
Department of Transport Highways Division
Conditional No ObjectionThe Department of Transport, Highways Division initially objected... additional information provided permitted the Department to assess the principle; A planning condition has been imposed... to ensure pedestrian access routes
Conditions requested: Prior to commencement of construction works additional approval in detail must be obtained for precise proposals and road safety issues; Pedestrian access routes to be provided through proposed and existing residential developments
The original application by Colby AFC Ltd for approval in principle for residential development (up to ~30 dwellings) on their 1.6ha football ground site in Colby was permitted by the Planning Committee on 22 June 2006, linked to the club's relocation to new facilities elsewhere. Appellants and third parties objected on grounds of cumulative traffic impact from related developments, highway safety on narrow Glen Road lacking footways, loss of open space, density concerns near conservation area, and policy conflict. Applicants provided highway evidence showing minimal traffic generation (23 peak hour movements), no injury accidents, adequate capacity, and proposed visibility/pedestrian improvements agreed with DoT. The inspector found the site suitable for housing, accepted the traffic assessment methodology supported by DoT, concluded no unacceptable highway safety or cumulative impacts, and recommended dismissing the appeal while noting some conditions unenforceable. The Planning Committee's decision to grant permission was upheld.
Precedent Value
This appeal shows highway objections can be overcome with DoT-accepted surveys showing spare capacity and mitigations, even on constrained rural village roads; designates infill open space sites as suitable for housing where relocation secured and benefits demonstrated. Future applicants should secure highways authority pre-agreement and link proposals to community needs.
Inspector: Andrew D Kirby
