Loading document...
Colby Football Club recently submitted three planning applications for the development of their club facilities: PA 05/92118 proposed the principle of the development of the football pitch and clubhouse for residential purposes: PA 05/92126 proposed the principle of the creation of training facilities in the field to the south of the A7 and PA 05/92127 proposed the principle of the creation of new football pitches and clubhouse to the south of the railway line. All of these applications were permitted - PA 05/92126 initially and the other two on appeal. There is a contemporaneous application - PA 07/2056 - for the provision of the training facilities permitted in principle under PA 07/92126. This application for the reserved matters was permitted by the Planning Committee on 11th April, 2008. This application included the alterations to Cubbon's Bridge as are proposed here. This application was permitted by the Planning Committee on 11th April, 2008 but an appeal has been requested by two local residents and Arbory Parish Commissioners. The conditions of PA 05/92127 included the following: 3. The development shall not begin until visibility splays of at least 70m by 2m x 70m at the junction of the A7 and Station Road have been provided in accordance with a scheme which shall have been first submitted to and approved in writing by the Planning Authority. Such scheme shall include the arrangements to ensure the retention of those vision splays and arrangements for pedestrian safety in respect of the lowering of the parapet/coping on Cubbon's Bridge, including railings, if necessary. 4. The development shall not begin until the shared surface carriageway between Croit-e-Cubbon and the railway line has been provided in accordance with details which shall have been first submitted to and approved in writing by the Planning Authority. 5. The application for reserved matters must include full details of the proposed light/barrier crossing of the steam railway line. Developments shall not begin until it has been installed in accordance with the approved details. 6. The application for reserved matters must include full details of a landscaping plan, including details of implementation and maintenance, to reinforce the existing planting alongside the railway line and to soften the impact of the proposed car parking. All landscaping works shall be carried out in accordance with the approved details and approved programme of implementation and maintenance. The existing planting must be accurately illustrated in the reserved matters plans and existing trees protected by appropriate fencing prior to the commencement of works on site. ### The Proposal This proposal provides the details of PA 07/2127 and proposes the closing off of a gate alongside the entrance into the field from the railway line, the creation of a new crossing over the railway line, the erection of a clubhouse, 49 permanent parking spaces around the clubhouse, 44 overspill spaces on grasscrete to the south of the permanent spaces and 50 more spaces to the west of the pitches accessed via a new grassed roadway leading from the car park and clubhouse. The railway crossing includes removal of the existing running rails and sleepers, excavation and laying service ducts below the crossing, installation of new barrier system, refinishing the surface with new running rail. Also proposed is the creation of greater visibility splays at the junction of the A7 and Station Road through the demolition of an existing stone barn, the lowering of the existing bridge wall and parapet to 1.05m above the level of the road at the point at which a driver would be parked to emerge onto the main road. Above the lowered parapet would be railings through which visibility would be available. Also proposed is the erection of an industrial-style building to the east of the proposed clubhouse for use as a groundsman's shed: this building would be 9.2m by 7.3m and 3.7m to the ridge. This building would be finished in metal sheeting with four rooflights and a wide roller shutter door in the gable elevation. Also proposed are traffic calming measures to Station Road incorporating a rumble strip between 5, Croit-e-Cubbon and 60, Station Park and reconstruction of the surface to denote a shared surface used by both vehicles and pedestrians. As initially submitted, the clubhouse building itself is 25.4m by 21.6m and 8.2m to the ridge with a lightweight roofing system at a 26 degree pitch. The ground floor accommodation includes two home changing facilities and two away changing facilities with toilets and showers, referees' facilities and a clubroom 17.5m by 10m clubroom with additional kitchen, servery and store facilities alongside. Upstairs there is additional floor space indicated as to be used for club gymnasium, indoor training area, recuperation and administration: this area amounts to around a further 13m by 25.5m. There is access to this area via a lift and stairs. A landscaping scheme is proposed which will introduce rowan, Turkey oak, maple, sycamore, grey alder around the clubhouse and groundsman's shed. The scheme also introduces poplar and aspen and various shrubs around the western perimeter of the site. Following discussion with the applicant regarding the size of the proposed building, the applicant has amended the scheme for the clubhouse. The building is now 7.5m in height but with a much reduced ridge length (2.3m) with a hipped roof shape, giving much less space in the roof for additional accommodation. The footprint is the same as previously proposed - 25.4m by 21.6m but with only 10m by 10m of internal space in the roof. This compares with the footprint of the clubhouse as shown in the approval in principle which was 13.5m by 26m. The application also includes information from Garden World which describes the proposed planting referred to in the landscaping scheme. It goes on to explain how the species will be planted and that once planted, they will be protected with stakes and tree guards and inspected monthly for damage and health and for pruning where necessary. ### Representations The Isle of Man Fire and Rescue Service recommends consultation regarding the Fire Precautions Act 1975. The owner of the field which is the application site supports the application. Manx Electricity Authority recommends notes regarding the provision of electricity supplies to the development The owner of The Bungalow, Station Road expresses concern regarding the scale of the facilities and suggests that they are out of keeping with the village, she expresses concern that the facilities will be used for functions other than football matches and that the road network is not suitable for such events. The occupants of 60, Station Park object to the alteration of Cubbon's Bridge as it has historic value and express concern at the increased traffic which will be passing their property and which will detrimentally affect road safety. The occupants of Thie Plaish in Colby Glen Road object to the scale of the development and suggest that the development should be focussed on community amenity not just football as this was what the football club was established to provide. The occupants of Highmoor object to the application on the basis that the provision of two clubhouses and four football pitches is excessive, that the lighting proposed will affect both residents in the vicinity and road users on the A7. They suggest that the main clubhouse and playing fields should be sufficient, which could suggest that in fact there is no objection to this application but only to the accompanying application - PA 07/2056 for the training facilities alongside the Main Road. The occupants of 44, Station Park object to the application as they suggest that the alterations to Cubbon's Bridge would be detrimental to the character of the centre of the village and that these works, together with the removal of the barn are unnecessary as there has never been an accident at this location. They also point out that in the consideration of PA 05/92127 the Inspector was advised that the parking required would be for 35 vehicles whereas 100 spaces are now proposed, that the clubhouse is twice the size of what was expected in the approval in principle and that the incorporation of a gymnasium in the upper floor may result in people who are unassociated with the club or football using the facility, and functions unassociated with the club, all resulting in greater amounts of traffic. The occupant of 67, Station Park objects to the application on the basis of the deterioration of road safety as a result of the additional traffic and the unsuitability of the existing roadway to accommodate this additional traffic. The occupants of 21, Station Park object to the application on the basis that the scheme is too large for the village and that the traffic generated by the proposed clubhouse will detrimentally affect road safety and the amenities of those who share the road network. They also suggests that the clubhouse is close enough to the property of existing residents for the use of the building to cause a nuisance through noise. The occupant of Gorse Bank on Station Road objects to the application on the basis of increased traffic, decreased road safety and the potentially adverse impact the increased traffic will have on those wishing to visit the railway. She also objects to the works proposed to Cubbon's Bridge and the inclusion of a bar which will result in people visiting the premises outside daylight hours. The occupants of Ravenstone on Main Road object to the application on the basis that there will be more entrances on and around Colby Bridge, which will be unsafe and the inclusion of railings on top of the Bridge will increase the height of the structure and make visibility worse not better. The occupant of Greenbank, Station Road, objects to the application on the basis that the proposals include more than simply a football training and playing facility and she questions the impact of this additional traffic on a highway network which she considers cannot satisfactorily accommodate the additional traffic, particularly as Station Road and the route to the railway are used by pedestrians. She also objects to the alterations to the bridge on the grounds that the bridge has historic interest. The residents of Monkspath on Station Road object to the application solely on the basis of the additional traffic using Station Road. The occupants of Magher Beg in Croit-e-Cubbon object to the application on the basis that the scale of the scheme is excessive, that there is no need for two facilities. The occupant of Cummal Coar, 5, Croit-e-Cubbon object to the application on the basis that the permission in principle was based on a smaller clubhouse building and a narrower range of uses - no reference to a gym or larger building. He also comments that the grassed parking and access may not work due to poor drainage of the field and also that there are no specific details of the barrier crossing which could have an adverse impact on their residential amenities. The occupant of Bridgeville on Glen Road objects to the proposal on the basis of the scale of the project and the impact of the works on Cubbon's Bridge. The occupant of 53, Station Park objects to the proposal on the basis of increased traffic, the potential for this permission to lead the way to a residential development and the impact of the use of the clubhouse for social events. The occupant of 43, Station Park objects to the impact of the alterations to Cubbon's Bridge and suggests that the works are unnecessary, that the clubhouse is excessive in size and the additional traffic is unacceptable. The occupant of Gahelen on Station Road objects to the proposal and suggests that all of the facilities could be combined into one facility at the southern end of Station Road but in any case the proposal will result in traffic, noise and lighting which will adversely affect the neighbourhood. The occupants of 60, Station Park object to the application on the basis that Cubbon's Bridge is historic and should not be altered, the additional traffic from the proposal will adversely affect road safety, the scale of the clubhouse is excessive. Arbory Parish Commissioners, whilst supportive of the principle of the creation of the playing fields and facilities are surprised at the size of the clubhouse which appears to have been designed to accommodate functions rather than purely football matches and training. They also point out that parking and access on or over grassed land may not be usable in the Winter due to drainage problems and the pedestrian right of way may become unusable if the farmer uses this for access whilst the field is used for football. They also suggest that the building could have accommodated solar panels as the roof span is so great and they suggest that further clarification should be given to the railway crossing in safety and amenity (how it would affect the nearby properties) terms. Finally they continue to express concern over the width of the shared access and its suitability for shared use. The Commissioners are also concerned that the alterations to the Bridge are not essential and should not be undertaken due to the historical interest of the structure and suggest that the southern part of the Bridge was not included in the Conservation Area as the northern side is due to "an oversight during the formulation of the Arbory and East Rushen Local Plan". As a note, the Colby Conservation Area was designated in 1991, significantly earlier than the formulation of the Local Plan and as such the omission of the southern side of the Bridge was not a matter for the Local Plan which recommends that this is included within the Conservation Area (paragraphs 18.12 and 18.19). The Commissioners recommend that a footbridge is constructed on the southern side of the road to enable pedestrians to cross the bridge on the southern side without having to walk on the main road. The Department of Transport Drainage Division raise no objection to the proposal subject to conditions being imposed relating to the provision of foul and surface water drainage of the clubhouse and also in relation to the crossing of the IRIS pipeline and foul rising main which lie beneath the railway line. Mr. Watterson MHK registers an interest in the application and supports the principle of what the football club is trying to achieve but objects to the alterations to the bridge and is concerned at the impact of the scale of development proposed. Isle of Man Water Authority recommend notes regarding water supplies. Department of Agriculture, Fisheries and Forestry recommend that no works are carried out within 8m of the watercourse to prevent disturbance to wildlife and pollution of the watercourse. A petition of 620 signatories, some of whom have written in separately object to alterations to Cubbon's Bridge. These signatories emanate from as far afield as off-Island, Andreas and Onchan. The occupants of Brookdale and Cair Vie on Station Road, 2, Croit-e-Cubbon and those in numbers 1, 2, 3, 4, 5, 7, 9, 11, 12, 13, 14, 15, 16, 17, 18, 21, 24, 25, 27, 28, 30, 33, 34, 36, 37, 42, 45, 46, 49, 51, 52, 54, 56, 57, 59, 62, 63, 64, 65, 66, 67, Station Park objects to the increased traffic, the alterations to the bridge and the value of property which is not a material planning consideration. The occupant of Grianane objects to the alterations to the bridge and the scale of the development. ### Assessment The principle of the creation of a football clubhouse, parking and pitches is not at issue as this has been dealt with as part of the approval in principle (PA 05/2127). The scale of the building differs from what was proposed initially and this will have an impact in terms of its visual impact, principally the height and also the increased use. The number of pitches has not changed so the traffic associated with the playing of football and the matches will not change and should not be an issue. Clearly, however the size of the clubhouse and particularly the size of the function room and the space above the clubhouse could give rise to an increase of use above that which was envisaged at the time of the consideration of the approval in principle. However, it is unlikely that, if the clubhouse building is not to be used for anything other than functions or activities during or immediately after training or matches, that this would attract many people who were not already at the match. The use of the upper floor is not specified but if the use of this is restricted to spectating or purposes ancillary to the use of the main building then this need not generate significant if any additional traffic. Part of the clubhouse roof will be visible above the existing trees and vegetation alongside the railway station. However, the housing in Station Park is easily visible and as such the appearance of another building on the other, southern side of the railway is not unacceptable. The hipping of the roof will result in a small mass of roof being visible. The proposal involves alterations to the south side of Cubbon's Bridge to which there have been objections from local residents. Whilst the bridge is referred to in the Local Plan as being worthy of consideration for Registration and inclusion within the Conservation Area, the northern side has already been lowered and altered and what is proposed is similar to what is proposed on the southern side. The Conservation Officer is aware of the application and considers that, in the light of the alterations which have already been undertaken on the northern side of bridge, and the present appearance of the bridge which has no coping and steps down at its eastern end - that the proposed alterations to the bridge are not unacceptable. In summary, whilst the proposals involve a building which is larger than that which was shown in the approval in principle, it is not considered that this is unacceptable, providing that adequate conditions are attached to control the use of the building. The works to Cubbon's Bridge are not considered unacceptable: whilst the bridge is old, it is not in its original condition and the other side of the bridge has already been altered significantly. The works will improve visibility for those using Station Road, regardless of the football club's proposals. The matters which have been mentioned which refer to other legislation or non-planning matters should not be referred to in conditions or notes and should be the subject of correspondence between the agency concerned and the applicant/developer. ### Party Status The following parties own or occupy property which is either alongside the site, alongside the access or would be affected by the traffic from the proposed development and would as such confirm with the provisions of paragraph 2(1)a and/or d of Planning Circular 1/06 - Determination of Interested Party Status: The occupants of Magher Veg, 1, Croit-e-Cubbon, the owner of the field which is the application site, The Bungalow, Station Road, 60, Station Park, 44, Station Park, Gorse Bank on Station Road, Greenbank, Station Road, Monkspath on Station Road, Cummal Coar, 5, Croit-e-Cubbon, Bridgeville on Glen Road, 53, Station Park, 43, Station Park, Gahelen on Station Road, 60, Station Park are all directly affected by the development and should be afforded party status in this instance. The occupants of Brookdale and Cair Vie on Station Road, 2, Croit-e-Cubbon and numbers 1, 2, 3, 4, 5, 7, 9, 11, 12, 13, 14, 15, 16, 17, 18, 21, 24, 25, 27, 28, 30, 33, 34, 36, 37, 42, 45, 46, 49, 51, 52, 54, 56, 57, 59, 62, 63, 64, 65, 66, 67, Station Park is affected by the traffic from the development and should be afforded party status in this instance. The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status. The vast majority of signatories to the petition are not directly affected by the proposed changes other than the occupants of Bridge House and Brookdale who are close to the site. As the petition is only concerned with the alterations to the bridge, the consideration of party status in respect of these parties should consider only their relationship with the bridge and not the whole of the development. For example, there are signatories from Station Park who would be affected by traffic from the development but who have not objected on this basis. Those parties from Station Park and Station Road who have written in separately expressing concern about the wider development and particularly traffic should be afforded party status. The Manx Electricity Authority raise issues regarding working practices around existing supplies, which are not material planning considerations and as such the Manx Electricity Authority should not be afforded party status in this instance. The Fire and Rescue Service refer matters which are the subject of other legislation and should not be afforded party status in this instance. The occupants of Thie Plaish in Colby Glen Road, Highmoor on Main Road are not adjacent to the site or are directly affected by the proposal and as such should not be afforded party status in this instance. The occupants of Grainane and Ravenstone on Main Road have not clarified their relationship to the site and do not appear to live adjacent to the site and as such should not be afforded party status in this instance. Mr. Watterson MHK is not directly affected by the proposal and as such should not be afforded party status in this instance. Isle of Man Water Authority raise issues relating to the provision of water supplies which are not a material consideration and should not be afforded party status in this instance. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 08.05.2008
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1.
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to the creation of playing pitches, football clubhouse, maintenance shed, parking, landscaping and access including alterations to Cubbon's Bridge, all as shown in drawing 32235/104A received on 3rd April, 2008 and drawings 049/102A, 3766-01, M067050-004A, -100A, -102, -103, 32235/101, -102, -103, -104, -105, -106, -107, -108, -207 and the photograph of the bridge all received on 2nd November, 2007.
The roof of the clubhouse must be finished in a dark grey coloured sheeting and the walls and roof of the maintenance shed finished in dark green sheeting, a sample of which must be approved by the Planning Authority prior to the commencement of works on the erection of this building.
No works associated with the development hereby approved may commence on site until such times as:
a) the railway crossing works described in the information entitled "Colby Station Crossing (South)" received on 2nd November, 2007 b) the highway works shown in drawing M067050-004A and c) the creation of visibility splays at the A7/Station Road junction as shown in drawings M067050-100A, -102, 103, 32235/103, -207 and the photograph of the bridge
have all been implemented in accordance with these drawings.
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.
The clubhouse building may only be used for purposes associated with the running of the football club which play on the pitches within the site.
The clubhouse may not be used before 0800hrs or after 2300hrs.
The applicant should liaise with DAFF in respect of works to be undertaken within 8m of any watercourse.
Decision Made : ... Committee Meeting Date : ...
ORIGINAL OFFICER'S REPORT (up to)
Copyright in submitted documents remains with their authors. Request removal
