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The case officer's report which was considered by the Planning Committee when initially determining the application on 25th May, 2006, together with reports on the two other applications submitted by Colby AFC for the training and playing facilities (PAs 05/92126 and 05/92127),
| S.P.M.C. & E. | Strongly objects. See comments 18.04.06 - WHAT WE SAID BEFORE; 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. Nowhere in the Local Plan is there any suggestion of it being used for residential development. It would eliminate what must be something of a 'Green Lung' within this rather tight knit village where almost every other, once open, bit of internal land, has been rezoned residential. |
Proposal : Approval in principle for residential development
Site Address : Colby Football Ground Glen Road Colby Isle Of Man IM9 4NU
Applicant : Colby A.F.C Ltd Application No. : 05/92118/A Case Officer : Miss S E Corlett
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| The Society STRONGLY OBJECTS. The amended plans appear to be entirely concerned with traffic issues and have no bearing on our OBJECTIONS, which are land-use based, and which we maintain. |
| Disability Access Officer | Comments on file |
| Ravenstone Main Road Colby Isle Of Man | Petition |
| Ingleholme Ard Woollley Colby Isle Of Man | Petition |
| Eyreton Main Road Colby Isle Of Man | Petition |
| 28 Ballacriy Park Colby Isle Of Man IM9 4LT | Petition |
| 49 Ballacriy Park Colby Isle Of Man IM9 4LX | Petition |
| 23 Ballacriy Park Colby Isle Of Man IM9 4LT | Petition |
| 22 Ballacriy Park Colby Isle Of Man IM9 4LT | Petition |
| 19 Ballacriy Park Colby Isle Of Man IM9 4LT | Petition |
| 16 Ballacriy Park Colby Isle Of Man IM9 4LT | Petition |
| 15 Ballacriy Park Colby Isle Of Man IM9 4LT | Petition |
| Thie Plaish Glen Road Colby Isle Of Man | Petition |
| Colby Mill Glen Road Colby Isle | Petition |
| Of Man | |
| Millcroft Glen Road Colby Isle Of Man | Petition |
| Ballakelly Glen Road Colby Isle Of Man | Petition |
| 45 Ballacriy Park Colby Isle Of Man IM9 4LX | Petition |
| 105 Ballacriy Park Colby Isle Of Man IM9 4NB | Petition |
| 35 Ballacriy Park Colby Isle Of Man IM9 4LU | Petition |
| 3 Vicarage Close Ballasalla Isle Of Man | |
| Brynwood Glen Road Colby Isle Of Man | Noise, disturbance, traffic |
| Croft House Glen Road Colby Isle Of Man | Road Safety |
| 97 Ballacriy Park Colby Isle Of Man IM9 4LZ | Road Safety |
| 74 Ballacriy Park Colby Isle Of Man IM9 4LY | Petition |
| 3 Costain Close Colby Isle Of Man IM9 4NZ | Petition |
| Bibaloe Glen Road Colby Isle Of Man | Petition |
| 10 Cronk Cullyn Colby Isle Of Man | Petition |
| Purt-y-Shee Glen Road Colby Isle Of Man | Petition |
| Orryside Colby Isle Of Man | Petition |
| 83 Ballcriy Park Colby Isle Of Man | Petition |
| Yarrow Cottage Glen Road Colby Isle Of Man | Petition |
| Glendale Glen Road Colby Isle Of Man | Petition |
| Seacliffe Old Castletown Road Ballaveare Braddan | See comments |
| Willowsmere Glen Road Colby Isle Of Man | Surface water and drainage, |
| 48 Ballacriy Park Colby Isle Of Man IM9 4LX | Surface water, green area would be gone |
| Avondale Main Road Colby Isle Of Man | Petition |
| Ballabrae Ard Wooilley Colby Isle Of Man | Petition |
| 46 Ballacriy Park Colby Isle Of Man IM9 4LX | Petition |
The site represents the curtilage of Colby AFC's football ground which sits to the east of Colby Glen Road and extends to 4 acres (1.6ha) of land, all of which lies just outwith the Conservation Area which focuses on Colby Glen. The site is designated as Playing Field on the Arbory and East Rushen Local Plan, approved by Tynwald in 1999.
Previously planning permission has been sought for various developments associated with the football club:
02/118 - erection of replacement clubhouse - permitted 04/1622 - extension of changing rooms - permitted.
Now proposed is the principle of the development of the site for residential purposes, in conjunction with PAs 05/92126 and 92127 for new football grounds south of Cubbon's Bridge and south of Colby Station to which there have been objections from the Department of Transport Highways and Traffic Division (now rescinded) as well as local residents.
The site is presently well used by the football club and provides a good local recreational facility. Access to the site is not ideal as Colby Glen Road is narrow with restricted visibility at the junction with the A7. The applicant has explained by way of letter dated 9th January, 2006 that the existing facilities are limited to one playing pitch which accommodates all the matches and sometimes games have had to be postponed due to the state of the pitch. The club has over 250 junior members as well as the senior clubs.
If the football club were to relocate to another site, this site is well placed to support residential development: it is relatively close to public transport links, to local facilities (churches, walks) and the local shop and pub. The local primary and secondary schools are accessible by public transport. Access is not ideal through Colby Glen Road as mentioned above, however, the traffic generated by the residential development would have to be measured against that already generated by the football club which is limited to certain times of the day, week and year.
The applicants have submitted further information with respect to traffic impacts from the development. In respect of this application the submission clarifies that the Glen Road/Main Road junction offers poor visibility to drivers of emerging vehicles due to the minimal footway and set back stop line on the Glen Road approach restricts visibility to the east to approximately 45m. It also clarifies that there is minimal pedestrian provision and pedestrians with push chairs have to walk in the roadway. They suggest that Department of Transport are proposing an improvement in this location which will provide a full width footway on the north eastern side of the junction which in turn would allow a relocated stop line and improved visibility. I have no knowledge of such a scheme which may require planning permission as the works would be within the Conservation Area. If approval were to be granted to this application, it would appear that no works should commence until such times as these improvements have been carried out: it would be helpful to be aware of the precise details of this scheme to ensure that it is practicable and acceptable in Conservation terms. Whilst there is a drawing contained in the JMP submission on behalf of the applicant, this is not in any great detail regarding features to be removed or altered to provide for the visibility sprays. Having consulted DoT they confirm that these alterations simply involve the relocation of highway markings.
Considering the density of the housing around the site, together with the requirement for public open space, the application site could give rise to up to around 35 dwellings, more if development were to be two storey (Ballacriy Park comprises true and dormer bungalows). This Department is in the process of developing the land to the south for sheltered and first time buyers' housing - see PAs 01/0757 and 03/0038. The submission states that the existing use of the football club gives rise to an average of 34 vehicles generated at each weekend match which arrive in a on hour period via the Colby Glen Road and leave via the same route although probably staggered over a longer period than their arrival. Whilst there is presently little use of the club house and facilities during the weekend, this may increase if the clubhouse is relocated and any
assessment of the existing traffic generation should include a reasonable use of the facilities at weekends for social functions as many sports clubhouses are. These would be generally in the evenings on Fridays and Saturdays. They compare existing traffic levels at Costain Close with the proposed development.
Costain Close accommodates 13 dwellings and the consultants have assumed 23 dwellings will be erected on the site which still seems a little low for the efficient use of a residential development site which is 4 acres in size (see the seventh paragraph above). However the additional peak hour traffic generation resulting from the proposed development is said to be 11 vehicles arriving at the junction at each peak period. Perhaps more significant is the time when the traffic will be generated: at present the traffic tends to arrive en bloc in the evenings and at weekends whereas with residences the traffic will come and go in the mornings where it doesn't at present and more spreadout throughout the day. There will, of course be an increase in traffic using the Station Road/Main Road junction if the football ground is relocated to the southern side of the Main Road and this should be included in the impact assessment of the residential development, which will not occur unless the football ground is relocated.
The applicant has advised that his estimate of 23 dwellings was based on the provision of 6 affordable units and 17 open market properties incorporating three and four bedroomed detached houses and 2060 square metres of public open space. The applicant's traffic advisers however confirmed that their assessment did not make any provision for affordable housing although this tends to generate lower levels of traffic and as such, up to 30 units could be accommodated on this basis without any adverse impact on traffic conditions and road safety. The site is well screened by existing trees and vegetation and two storey houses could, in my view be accommodated on some of the site without adverse impact on the streetscene or the amenities of adjacent properties.
The consultants have indicated that the Department of Transport have required that visibility at the junction of the Colby Glen Road and the site is 2.5m by 45m and they have indicated that this is achievable.
The site proposes the principle of residential development with no reference in the application to numbers although the traffic impact study refers specifically to 23 dwellings. The Department is required by Tynwald to require that in developments of 8 dwellings or more that 25% of the provision should be made up of affordable housing. In this case the site is well placed to provide affordable units.
There have been a number of views submitted:
The Isle of Man Water Authority raise no objection subject to the imposition of a note regarding water supply (SN22),
Andrew Jessopp of Port Soderick suggests that the development of the site for residential development would be contrary to the designation of the site and that its development could represent the loss of valuable green space,
The Disability Access Officer recommends the inclusion of facilities for disabled persons,
The Society for the Preservation of the Manx Countryside and Environment objects to the application on the basis that it would represent the loss of a green lung and note that it is designated as Public Open Space on the Arbory and East Rushen Local Plan (it is in fact Playing Field as noted above and there is no indication of it being accessible to the public),
Mrs. Shelbourne of Willowsmere, Glen Road objects on the basis that the site is not designated for residential development in the Arbory and East Rushen Local Plan, that Colby Glen Road is not suitable for increased traffic and that provisions for dealing with surface water may increase a system which sometimes overflows. Concern is also expressed about the ability of the existing foul sewer to accommodate further effluent.
Mrs. Quirk of 48, Ballacriy Park objects to the proposal on the basis that the loss of the green space would represent an adverse impact on local residents, that Colby Glen Road is dangerous and that the surface water system is overloaded.
A petition has been received signed by 26 local residents from Ballacriy Park, Colby Glen Road and thereabouts all objecting to the application although no reasons have been provided to support the objection.
Mr. Huddleston of Brynwood, Colby Glen Road objects on the basis of lack of parking, the increase in traffic which could not be accommodated satisfactorily without widening the road which could adversely affect the character of the Conservation Area.
Arbory Parish Commissioners, Department of Transport Drainage Division, Department of Transport Highways and Traffic Division, The Isle of Man Water Authority, The Disability Access Officer are all statutory authorities and should be afforded party status in the case.
The resident of Port Soderick and the Society for the Preservation of the Manx Countryside and Environment are not directly affected by the proposal and should not be afforded party status in this instance.
Mrs. Shelbourne of Willowsmere, Glen Road, Mrs. Quirk of 48, Ballacriy Park, those from Ballacriy Park who have signed the petition, Mr. Huddleston of Brynwood, Colby Glen Road are all sufficiently close to the application which is for a fundamental change of use of the land and should be afforded party status in this instance.
Decision Recommended by the Director of Planning and Building Control: Permitted
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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.
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.
The application for reserved matters must include:
a) an accurate indication of all existing trees on site, together with proposals for their protection during building works; b) 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; c) 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.
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
There must be no discharge of surface water to the main foul sewer.
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.
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.
N 1. For water connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the Isle of Man Water Authority Planning and Projects Section, telephone 695958.
N 2. The Applicant's attention is drawn to the recommendations of the Disability Access Officer, a copy of which is attached to this notice.
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