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Application No.: 19/01346/B Applicant: The Childrens Centre Proposal: Installation of air source heat pumps and roof mounted solar panels Site Address: Wallberry Farm Old Castletown Road Douglas Isle Of Man IM4 1AQ Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 30.01.2020 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to drawing numbers 01, 02, 03 and 04, Ecodan specification sheet, and J A Solar specification brochure all date stamped and received 27/11/2019. _______________________________________________________________
None _____________________________________________________________________________
Officer’s Report THE APPLICATION SITE
1.1 The application site forms part of an existing collection of barn outbuildings and a farmhouse within the land occupied by Wallberry Farm. The farm and land is located on the south-east side of the Old Castletown Road half way between Douglas and Port Soderick.
2.1 The current application proposes the installation of two air source heatpumps within the extent of the community farm and adjacent to two buildings on the north-eastern side, and the installation of 18 roof mounted solar panels on the south facing roof slopes of the barn outbuildings (36 solar panels in total). - 2.2 Noise levels for the air source heat pump provided by the product specifications submitted indicate that the noise emitted by the unit would be no more than 60dB. PLANNING HISTORY
3.1 The application site has been subject to two previously approved planning applications, one in 2011 PA 11/00350/B for the use of farm as community farm for educational and recreational purpose and a subsequent application in 2017 PA 17/00847/B for the conversion and extension to an existing outbuildings into additional community space providing an educational kitchen and flexible open space. PLANNING POLICY - 4.1 The application site is located within an area of high landscape or coastal value and scenic significance on the 1982 Development Plan and within an area of open space (agricultural) countryside on the Braddan Local Plan 1991 map 3. There is a general presumption against development as set out in General Policy 3 and Environment Policies 1 and 2. The site already has an approved use as a community farm, given the nature of the proposed development and the traditional appearance of the existing rural buildings it would be considered most relevant to assess the application against the principles of Housing Policy 15 in understanding the impact on the character of the existing buildings, and paragraph 12.2.8 and Energy Policy 4 that relate to the installation of renewable energy sources.
4.2 Housing Policy 15:
"The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."
4.3 Paragraph 12.2.8:
"The Department is fully supportive of the need to secure greater energy efficiency in new and existing development and has recently introduced additional energy efficiency requirements in the Building Regulations 2003. Energy efficiency and the use of renewable energy sources are covered in General Policy 2(m) of the Building Regulations. At the same time the Department recognizes that renewable energy sources can have adverse environmental impacts. The idea of a wind turbine Installation is currently being investigated and considered by the Manx Electricity Authority. Any feasible site is likely to be exposed and have considerable visual impact. There may also be other impacts such as noise. On a smaller scale, the popularity of domestic wind turbines has been increasing in recent years in response to rising energy prices and increasing awareness of climate change. Planning applications for domestic wind turbines are unlikely to require the submission of an Environmental Impact Assessment. The Department will assess any proposals for wind turbine installations by weighing the benefits of using such renewable energy sources against the environmental impact arising in any particular site. It is likely that the visual impact would be less detrimental on a coastal site than on a rural or upland one. Accordingly:
4.4 Energy Policy 4:
"Development involving alternative sources of energy supply, including wind, water and tide power, and the use of solar panels, will be judged against the environmental objectives and policies set out in this Plan. Installations involving wind, water and tide power will require the submission of an EIA.
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Braddan Parish Commissioners - no objection (21/01/2020)
5.2 Department of Infrastructure (DOI) Highways Division - NHI (18/12/2019) ASSESSMENT - 6.1 The installation of two air source heat pumps and 36 solar panels at the site will accord with the general support given to the introduction of renewable and alternative energy sources as set out in the Strategic Plan, and is not required to provide an EIA. Their introduction here is expected to help contribute to the overall operation and energy efficiency of the site. In this respect the proposal is considered to comply with paragraph 12.2.8 and Energy Policy 4 of the Strategic Plan.
6.2 In terms of visual impact the site is fairly isolated and with exception to those persons employed at or taking part in activities at the site, therefore general views from a public perspective are expected to be limited. Nonetheless, the existing buildings comprise traditional qualities and features throughout (proportion, form, materials) and the integration of two air source heat pumps and solar panels will undoubtedly introduce new modern components to the traditional building contrasting between the old and new, although these would not result in any significant or permanent adverse visual harm which could be reversed on their removal. Nevertheless, their introduction here is perhaps a reflection of the current environmental demands and the increased need to consider alterative and more sustainable ways of producing energy and the expected environmental benefits as a result of their installation would be considered sufficient enough to outweigh any visual concerns should there have been any.
6.3 60dB is similar to that of normal conversation or an air conditioner. There will be a background noise generated from the unit but it's expected that the noise levels and impact
will be low and not likely to have any detrimental impacts on the general amenity of the area or to the nearest neighbours who are over 630m away.
7.1 The proposal is considered to accord with the aforementioned policies of the Isle of Man Strategic Plan and is recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 04.02.2020 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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