17 April 2008 · Planning Committee
Field 421449 Off, Main Road, Colby, Isle Of Man, IM9 4ns
The proposal is for a 2-storey clubhouse (16m x 15.5m, 7.5m ridge height) with changing rooms, clubroom, office, toilets, and first-floor training/physio/admin space, finished in Foxdale spar, Manx stone quoins, and dark concrete tiles.
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Principle of football training ground established by prior approval in principle (PA 05/92126/A), so reserved matters assessed against its conditions including visibility splays, lighting minimisation…
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 the football training facility, pitch, building, landscaping and car parking all as shown in drawings 32235/201--205 inclusive, -207, M067050/100A, -102 and -103 and 0149/101 all received on 2nd November, 2007.
Access prior to works
Prior to the commencement of any other works on site associated with the proposed development, the proposed new access together with visibility splays as shown in the approved drawings must be in place and available for use.
No surface water to foul sewer
There must be no discharge of surface water to the main foul sewer.
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.
Floodlighting hours
The proposed flood lighting may not be operational between the hours of 2100hrs and 1600hrs.
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.
Use restriction
The building may be used only for purposes associated with the operation and management of the football club and associated training facilities shown on the approved plans.
Roof materials
The roof must be finished in dark grey coloured tiles or slates.
Footpath fencing details
Prior to the erection of any fencing alongside the footpath, details of this fencing - the colour, finish and the design - must be submitted to and approved by the Planning Authority.
Roadside elevation materials
The roadside elevation of the proposed building must be finished in natural stone: the applicant is encouraged, if it is possible, to re-use the stone from the existing building on site which is to be demolished.
Car park lighting resubmission
Prior to the use of the car parking area as shown in the approved plans, the applicant must have approved by the Planning Authority a scheme of lighting for the car park: no approval is hereby granted to the lighting shown in the submitted application which is considered excessive in height: all car park lighting must be low level.
supports the proposal
Multiple local residents submitted detailed objection letters to planning application 07/02056/REM, primarily concerning traffic safety, noise, light pollution, visual impact, and loss of rural amenity; Arbory Parish Commissioners expressed concerns and suggested mitigations but did not formally object.
Key concern: Station Road too narrow for increased traffic volumes posing safety risks to children and pedestrians
Arbory Parish Commissioners
Conditional No Objectionthis proposed development is beyond the reasonable requirements of a village football club and that consequently it has an unnecessarily high detrimental impact on parts of the existing village; the detailed scheme differs so much from the impression given by the application in principle
Conditions requested: firm condition that floodlighting will not be used after 9.00pm; re-planting must take place if any trees fail within three years of planting
Stephen Kelly
Objectionnoise travel from football training and matches has been well documented; 12-metre floodlighting does seem excessive to meet this condition set by planning in June 2006
Mrs A Ward
ObjectionI am almost certain that it won’t be too long before an accident happens. Most probably involving a child!; this bridge is a part of the village’s history
Miss M Rhodes
ObjectionSafety of children must come first; The changes are not alterations but the destruction of a 200+ year old bridge
Conditions requested: new traffic survey outside working hours including function room and gym
Anthony and Kirstin Mackintosh
ObjectionTwo club houses and four football pitches seem excessive; the pitch lights will be twelve meters high. We can't see how the training pitch will be illuminated without causing problems with road users
Mr and Mrs McFee
ObjectionStation Road is too narrow to accommodate any increased traffic flow; widening of the Main Road and the junction will only lead to increased speed
The original reserved matters application (07/02056/REM) pursuant to approval in principle PA 05/92126/A for a football training ground was approved by the Planning Committee on 11 April 2008. Appellants (Arbory Parish Commissioners, Mr S Kelly, Mr P Cringle) challenged the scale of the clubhouse and parking, visual/amenity impacts, lighting, access requiring alterations to Cubbin’s Bridge, and inconsistency with the approval in principle. The Planning Authority defended the approval as compliant with conditions, with modifications like stone facing and use restrictions. Inspector Michael Hurley found the clubhouse acceptable in scale and design, supported use restrictions and lighting controls, but recommended reconsideration of landscaping and modification of access condition due to lack of approval for bridge alterations. The Minister dismissed the appeals but split the outcome, confirming approval only for (a) siting/design/layout of structures and car-park (excluding lights), refusing (b) access, landscaping and car-park lighting, requiring further applications.
Precedent Value
Reserved matters cannot authorise off-site development or exceed principle without separate approval; inspectors split decisions precisely, requiring resubmissions for deficient elements like landscaping/access; technical lighting evidence persuasive if conditioned.
Inspector: Michael Hurley
