Officer Report

Application No.: 23/01492/B Applicant: Mr David Bellamy Proposal: Erection of 2No 5kw/h wind turbines Site Address: Field 616167 Lower Ballabeg Ballabeg Laxey Isle Of Man IM4 7HB Planning Officer: Paul Visigah Photo Taken: 07.02.2025 Site Visit: 07.02.2025 Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 23.04.2025 _________________________________________________________________

Conditions and Notes for Approval

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The turbines hereby approved shall be dismantled and removed from the site within 20 years from the date when electricity is first generated with written notification of the first generation date to be provided to DEFA Planning no later than 14 days after the event, or within 6 months of the date when the when the turbines permanently cease to produce electricity whichever is the sooner with the land restored thereafter in accordance with a decommissioning and site restoration scheme which shall be submitted to and approved in writing by DEFA Planning.

Reason: In accordance with the lifespan of the proposed turbines and in the interests of visual amenity

• C 3. Approval is granted only for the installation of two 5KW H vertical windmills as detailed on drawing 102 Rev C and in the 1. Wind Turbine Specification received 17 Dec 2024.

Reason: the application has been assessed on the basis of this model only, and in the interest of noise and visual amenity.

• C 4. The wind turbines hereby approved shall only be erected in accordance with the details provided in the Wind Turbine Specification received on 17 December 2024, which confirms that

the tower, rotor, and blades will be finished in white. The development shall be retained as such thereafter.

Reason: In the interests of visual amenity. This application has been recommended for approval for the following reason.

The proposed wind turbines while aligning with Energy Policy 4 (EP4) it does not fully comply with General Policy 3 (GP3) due to its countryside location, Paragraph 12.2.8 of the Strategic Plan recognizes that domestic wind turbines have become increasingly viable in response to rising energy costs and climate change concerns. Given the scale and siting of the turbine, its visual impact is minimized, ensuring compliance with Environment Policy 1 (EP1). Appropriate level of environmental assessments and mitigation measures effectively address potential risks to wildlife and habitats, satisfying EP5 and GP2. Balancing renewable energy benefits against policy constraints and environmental safeguards, the proposal is acceptable for approval under the Strategic Plan and relevant policies.

Plans/Drawings/Information; This decision relates to the following documents and plans:

• 1. Wind Turbine Specification - 17 Dec 2024
• 2. Monthly Energy Consumption of Home Users by Solar Grid and Battery - 17 Dec 2024
• 3. DWG 1688 - 10: Turbine Plan and Section - 18 Mar 2025
• 4. DWG 1688-3: Proposed Site Plan - 17 Dec 2024
• 5. Construction Photos 3 - 03 Jan 2024
• 6. Location Plan - 03 Jan 2024
• 7. Wind Turbine Drawings - 03 Jan 2024
• 8. Construction Photos 1 - 03 Jan 2024
• 9. Construction Photos 2 - 03 Jan 2024
• 10. Photo of Site - 03 Jan 2024 _________________________________________________________________

Interested Person Status

It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):

Willesden, Ballabeg, Laxey, as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status.

It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):

Burford, Ballabeg, Laxey Ingledene, Ballabeg, Laxey Linwood Cottage, Ballabeg, Laxey

As they are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with

• paragraph 2B of the Policy

It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):

Maynris, Ballabeg, Laxey, as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in

• paragraph 2C of the Policy, as is required by paragraph 2D of the Policy.

It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):

Glen View, South Cape, Laxey, as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy

_________________________________________________________________ Officer’s Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS IT COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN AS THE SITE IS NOT DESIGNATED FOR DEVELOPMENT BUT IS RECOMMENDED FOR APPROVAL

1.0 THE APPLICATION SITE - 1.1 The application site is Field 616167, which adjoins the residential curtilage of Lower Ballabeg, Ballabeg, Laxey which is a large detached dwelling situated to the east of the A2 road just prior to where the MER crosses the road. - 1.2 Access to the field is via a field gate which sits southwest of the field and nearer to the access to the residential curtilage of Lower Ballabeg, a pedestrian access gate situated just southwest of the dwelling, as well as a pedestrian access situated just north of the dwelling and south of the outbuilding that abuts the water course the runs along the northern boundary of the site. These access points sit along a low rendered wall which along the boundary of the residential curtilage with the field. - 1.3 Whilst there are views to parts of the field from the access, most of the field is screened form views form the neighbouring dwellings dues to the nature of the topography around the site which rises from the site boundary, the mature landscaping along the northeast boundary of the field, as well as the mature landscaping along the sections of the highway which run parallel to the site boundary. There are, however, views of the site from the MER which abuts the filed boundary. - 1.4 Field 616167 is not part of the residential curtilage but sits adjacent the curtilage.

2.0 THE PROPOSAL - 2.1 Planning approval is sought for the erection of two 5kw/h wind turbines on the field and situated southwest and northwest of the dwelling. - 2.2 The proposed turbines are to be vertical axis turbines mounted on a pole to a maximum height of 11.0m above ground level, which would be excavated circa 1000 mm below contour line of their proposed positions. This white turbine would have a 5-blade vertical rotor that would measure 5.0m in height, and 3.15m in diameter. It would be fixed onto the pole at a height of approximately 6.8m above ground. The vertical rotor differs to a horizontal rotor

• wind turbine in that the rotor sits atop the pole and spins like a top, whereas a horizontal rotor is akin to a windmill in operation and appearance.
• 2.3 The southern turbine is positioned about 22m from the southwest elevation of the dwelling and about 20m from the mature vegetation along its boundary with the MER (about 23.5m from the MER line). The northern turbine is positioned about 20m from the dwelling, and about 22m from the vegetation along its boundary (about 25.6m from the MER Line). Both turbines are positioned approximately 27m apart. There is a 20m buffer between the turbines and the mature vegetation along its boundary with the MER, while a 30m buffer would be created between the northern turbine and the watercourse which runs along the northern boundary of the field and dwelling, although the turbine would be about 34.3m from this watercourse.
• 2.4 The applicants have provided correspondence between the agent and the DEFA Ecosystem Policy Team which advise that as the turbines are to be located 30m away from habitat features likely being used by bats, bat surveys would no longer be required to support the development.
• 2.5 No additional works are proposed as part of this application. There would be no change of use of the field, which will remain undesignated and available for agricultural purposes.
• 2.6 The application is supported by a Bat Survey prepared by the Manx Bat Group and dated 11 November 2024. This survey concludes by stating the following: "There is little information available about the effects of small-scale wind turbines on bats and none at all about vertical blade turbines, even within the Bat Conservation Trust. Therefore, the precautionary principle should be adopted and any turbine(s) approved should be located away from known bat flight areas, the stream and its pond and the gorse field. Given this lack of information, it is recommended that the area beneath the turbine(s) should be monitored and any bat corpses discovered should be reported to the Ecosystem Policy Team."
• 2.7 Details of the energy demand for the property have been supplied but the expected yield from the two turbines is not specified.

3.0 PLANNING POLICY - 3.1 Site Specific:

• 3.1.1 The site is not designated for development on the Area Plan for the East as it lies within an area zoned as 'Green Gaps', and it is not within a Conservation Area. The site is not prone to flood risks, or within a registered tree area and there are no registered trees on site.

3.2 The Character Appraisal within the Area Plan for the East states thus concerning the area (Glen Roy (B5) :

• 3.2.1 Landscape Strategy: "Conserve and enhance:

• a) the character, quality and distinctiveness of the tranquil rural valley, with its scattered houses and farmsteads surrounded by deciduous woodland;
• b) its winding, narrow roads with small fords and bridges;
• c) relatively continuous tree cover in the valley bottom;
• d) strong field pattern on the lower valley sides.

Key Views Opened and channelled views up to the open uplands that surround the area. Channelled views over wooded valley towards Laxey"

• 3.2.2 The following parts of the Area Plan Written Statement are also considered relevant:

• 1. Section 5.15: Green Gaps "5.15.1The Isle of Man Strategic Plan sets out in Strategic Policy 3 and Spatial Policy 7 the requirement to protect settlements from coalescence and enables the Area Plans to identify 'Green Gaps'.

5.15.2 These Green Gaps can be described as multi-functional green infrastructure areas which stand out as strategically important open land areas between settlements. They normally represent a physical separation between settlements, often being natural/semi-natural green spaces which have public amenity value. Consciously or unconsciously, these areas contribute to feeling of leaving one place and going into another. It is these areas that help to keep settlements distinct. Green Gaps can be important wildlife corridors, helping to limit habitat fragmentation and providing migration routes. It is not necessary to identify green gaps between all of the settlements; some are more threatened by coalescence than others. Taking into consideration the characteristics of the settlements in the East and particular landscape features, as well as the Public Inquiry Report, a number of important 'Green Gaps' have been identified:

• 1. Douglas and Onchan (Blackberry Lane)
• 2. Laxey and Baldrine
• 3. Glen Vine and Crosby
• 4. Union Mills, Strang and Douglas
• 5.15.3 The Green Gaps are identified on Map 3 (Proposals) and the individual Inset Maps. They have been re-drafted since the Draft Plan to now have precise boundaries. They are intended to represent a buffer area within which any development proposals will be scrutinised in terms of the potential impacts on the recognised openness that exists and whether such development would lead to greater coalescence between settlements."

• 2. Natural Environment Proposal 3 (Green Gap): "Between the settlements of Laxey and Baldrine, development which would erode the separation and detract from the openness between the settlements will not be supported."
• 3. Landscape Proposal 10 (for the Manx Electric Railway, the Mountain Railway and the Isle of Man Steam Railway). "This is applicable to those linear corridors for the named railway forms, the lines of-sight required for their safe and continued operation and also as a consideration to sites proximate to those corridors and where the predominant view is of those corridors. For the Isle of Man Steam Railway - Views as seen from Isle of Man Steam Railway are to be preserved; development which would significantly intrude on such views will generally not be supported. Safety and continued operability will require some clear line-of-sight corridors, and these shall be maintained. For the Manx Electric Railway (including the Mountain Railway) - Views as seen from the Manx Electric Railway are to be preserved; development which would significantly intrude on such views will generally not be supported. Safety and continued operability will require some clear line-of-sight corridors, and these shall be maintained. Prospective Applicants wishing to develop along these routes (which includes sites located adjacent to the boundary of the railway line or within close proximity to the transport corridors) should engage with the Department of Infrastructure for advice ahead of the submission of any planning application. Prior to any decision on a planning application for which Landscape Proposal 10 is relevant, advice will normally be sought from the Department of Infrastructure."

3.3 National: STRATEGIC PLAN (2016)

• 3.3.1 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of the planning application:

• 1. General Policy 3 - Exceptions to development in the countryside.
• 2. General Policy 2 - General Development Considerations.
• 3. Environment Policy 1 - Protection of the countryside and inherent ecology.

• 4. Strategic Policy 2 - Priority for new development to identified towns and villages.
• 5. Strategic Policy 4 - development proposals must protect or enhance the nature conservation and landscape quality of urban as well as rural areas.
• 6. Strategic Policy 5 - Design and visual impact.
• 7. Spatial Policy 5 - new development will be in defined settlements only or in the countryside only in accordance with GP3.
• 8. Transport Policy 3: New development on or around existing and former rail routes should not compromise their attraction as a tourism and leisure facility or their potential as public transport routes, or cycle / leisure footpath routes.
• 9. Environment Policy 4 - Protects biodiversity (including protected species and designated sites).
• 10. Environment Policy 5 - Mitigation against damage to or loss of habitats.
• 11. Paragraphs in Section 7.13 - protection of agricultural land and real agricultural need must be demonstrated
• 12. Environment Policy 14 - no loss of high-quality agricultural land
• 13. Environment Policy 24: development having significant effect on environment will be required to be accompanied by EIA in certain cases and supported by suitable supporting environmental information.
• 14. Energy Policy 4 - Development involving alternative sources of energy will be judged against the environmental objectives and policies set out in this Plan. Installations involving wind, water and tide power will require the submissions of an Environmental Impact Assessment.
• 15. Para 12.2.8 confirms that applications for domestic wind turbines are unlikely to require an EIA. 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.
• 16. Para 7.18.2 confirms that pending the publication of a PPS relating to EIA that current practice within England and Wales will be adopted. At present this is set out in the Town and Country Planning (EIA) Regs 2017.
• 17. Appendix 5 (A 5.2) indicates under the heading Energy Industry that installations for the harnessing of wind power for energy production will require an EIA.

- 4.0 OTHER MATERIAL CONSIDERATIONS

4.1 The Isle of Man's Biodiversity Strategy (2015 - 2025)

• 4.1.1 The Department's Biodiversity Strategy is capable of being a material consideration. It seeks to manage biodiversity changes to minimise loss of species and habitats, whilst seeking to maintain, restore and enhance native biodiversity, where necessary.

4.2 Climate Change Act 2021 - gives a clear direction for achieving net zero carbon emissions by 2050. Whilst Schedule 6 of the Act (not yet in force) includes an amendment to TCP Act that by 1 January 2025 the development plan must take in account policies under the Climate Act it has not yet been enacted. - 4.3 Climate Change Action Plan 2022-2027 sets actions for delivering cut in carbon emissions for 2050 net zero target, with interim targets of 35% reduction by 2030 and 45 % by

1. It aims to reduce GHG emissions from electricity by 100% by 2030 with the ambition that at least 20MW of locally generated renewable electricity to be available from 2026. Although the level at which this is to be delivered is not specified.

4.4 Action Plan for Achieving New Zero Emissions by 2050 Phase 1 (Jan 2020) confirms net zero target of 2050 with 75% of electricity from renewable sources by 2035. - 4.5 Future Energy Scenarios (2020) outlines pathways to achieve 75% of the island's electricity from renewable sources by 2035 and net-zero emissions from electricity generation by 2050. The strategy was developed to address the fact that electricity generation currently accounts for around 33% of the island's greenhouse gas emissions.

4.6 IOM Renewable Heating Scenarios (2022) sets out recommendations for the best mix for the Island to transition from dependence on fossil fuel heating. - 4.7 Energy Strategy 2023 outlines a plan to achieve net-zero emissions by 2050, focusing on increased energy independence, sustainable economic growth, and affordable energy for residents. The strategy, which was updated in 2024, aims to leverage the island's natural resources, particularly wind and solar energy, to diversify power sources and enhance grid resilience through a second interconnector. - 4.8 Renewable energy sustainable study - impacts and opportunities - 4.9 IOM Climate Change Transformation Programme Annual Progress Report 2023-24 confirms that for electricity complete decarbonisation will be need to achieved the 2030 interim target. - 4.10 IOM Economic Strategy (2022) looks at supporting the decarbonisation to achieve the targets.

- 5.0 PLANNING HISTORY

5.1 The previous planning applications are not considered to be specifically material in the assessment of the current application. - 6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

6.1 DOI Highways Division finds the proposal to have no significant negative impact upon highway safety, network functionality and/or parking (12 January 2024).

6.2 DEFA Inland Fisheries have no objection (16 January 2024).

6.3 DEFA Ecosystem Policy Team initially objected to the proposal due to the proximity of the proposed turbines to habitat features which are likely used by bats and birds, with no ecological assessment (25 January 2024).

• 6.3.1 Following submission of revised plans which relocated the turbines and created a 30m buffer between the turbines and these features, DEFA Ecosystem Policy Team have stated in a correspondence with the applicant dated 12 June 2024 that they remove their objection on the basis of the new drawings, as the turbines are to be located 30m away from habitat features likely being used by bats, and that bat surveys will no longer be required.

6.4 Garff Commissioners have no objection to the application (9 February 2024). - 6.5 Manx Utilities Authority (Electricity): Comment received 30 Dec 2024:

• 1. Manx Utilities acknowledges the proposal to install two 5kW wind turbines.
• 2. The property already has restrictions on the total electricity generation that can be connected to the network.
• 3. The planning application lacks sufficient details for Manx Utilities to determine whether the additional turbines can be permitted.
• 4. Manx Utilities recommends deferring the decision until the applicant applies for connection and pays the necessary fees for network studies.

Comment received 21 March 2025:

• 1. Manx Utilities has had no further contact from the applicant regarding the proposed turbine connection.
• 2. Due to the lack of communication, they cannot confirm whether there is sufficient capacity to connect the turbines to the electricity network.

6.6 The owners/occupiers of the following properties have made comments on the application:

• 1. Burford, Ballabeg, Laxey (01.02.24/30.09.24/18.03.25);
• 2. Ingledene, Ballabeg, Laxey (01.02.24/19.09.24/09.01.25/20.03.25/21.03.25);
• 3. Maynris, Ballabeg, Laxey (25.10.24); No explanation of impact on them
• 4. Willesden, Ballabeg, Laxey (02.10.24);
• 5. Linwood Cottage, Ballabeg, Laxey (30.09.24);
• 6. Glen View, South Cape, Laxey (24.03.25).

• 6.6.1 They object to the application for the following reasons:

• 1. They refer to loss of view/impact on view from their property (Not a material consideration).
• 2. Noise concerns.
• 3. Impact on the landscape.
• 4. Impact on Value of property (No a planning consideration);
• 5. They refer to absence of turbine details.
• 6. Impact on views from the MER.
• 7. The proposal is contrary to Strategic Plan Environment Policy 1 as it represents development which would adversely affect the countryside and for which there is no national need.
• 8. Impact on public views to the sea.

- 7.0 ASSESSMENT

7.1 The fundamental issues to consider in the assessment of the current application are:

• 1. Is an EIA required;
• 2. The principle of development;
• 3. The potential visual and landscape impact;
• 4. Impact on neighbouring amenity impact; and
• 5. The environmental impact - bats

7.2 Is an EIA required

• 7.2.1 EP24 states that where development is likely to have a significant effect on the environment if should be accompanied by and EIA or suitable environmental information in all other cases. Energy Policy 4 requires that installations involving wind require the submission of an EIA. Appendix 5 (A 5.2) indicates under the heading Energy Industry that installations for the harnessing of wind power for energy production will require an EIA.

• 7.2.2 Para 12.2.8 confirms that applications for domestic wind turbines are unlikely to require an EIA. 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.

• 7.2.3 Para 7.18.2 confirms that pending the publication of a PPS relating to EIA that current practice within England and Wales will be adopted. At present this is set out in the Town and Country Planning (EIA) Regs 2017.

• 7.2.4 While not applicable on the Island under the UK regulations wind farms are in Schedule 2 development (if in a sensitive area or to which the thresholds apply for assessing whether EIA is required). Part 3(i) of the table relates to installations for the harnessing of wind powers

for energy production (wind farms). An EIA is required where more than 2 turbines are proposed or the hub height exceeds 15m.

• 7.2.5 While this clearly in the UK is to differentiate between domestic installations and commercial wind farms. It is not that clearly defined on the IOM however para 12.2.8 confirms that domestic turbines are unlikely to require an EIA and taking into account the provision of EP24 (b) it is considered that suitable environmental information has been provided.

7.3 The Principle of Development (GP3, EP1, ENP4, TAPE)

• 7.3.1 The proposal seeks approval for two domestic wind turbines within Field 616167, situated in the countryside adjacent to Lower Ballabeg. General Policy 3 (GP3) of the Isle of Man Strategic Plan (IOMSP) imposes strict limitations on development in the countryside. Development is permitted only under specific exceptions, including agricultural worker housing, conversion of redundant rural buildings with architectural or historic value, and overriding national need, among others. Renewable energy installations, such as the proposed turbines, are not explicitly recognized within these exceptions. As a result, the proposal does not conform to GP3.

• 7.3.2 Despite this policy conflict, broader strategic policies within the IOMSP provide context for balancing this restriction against the benefits of renewable energy. Energy Policy 4 (EP4) underscores the role of renewable energy in addressing climate change, advocating for the development of projects that align with environmental objectives. Paragraph 12.2.8 specifically acknowledges the increasing importance of domestic wind turbines in reducing carbon emissions and improving energy efficiency. The proposed turbines deliver tangible renewable energy benefits, contributing directly to the island's sustainability goals and net-zero commitments. By reducing the dwelling's reliance on non-renewable energy sources, the proposal supports the objectives of EP4 and addresses sustainability imperatives identified in paragraph 12.2.8.
• 7.3.3 The Strategic Plan provides further clarity on the importance of weighing policy compliance against broader environmental priorities. While the turbines fall outside zoned development areas, their renewable energy contributions align with overarching climate action strategies. The balancing of these considerations highlights the tension between the strict requirements of GP3 and the island's strategic need to transition toward sustainable energy solutions. Although the proposal technically fails GP3, and EN4 confirms that such proposals will be judged against the environmental objectives and policies in the Strategic Plan. In this instance of particular relevance would be ecology and if any visual impact is acceptable (EP1).
• 7.4 Potential Visual and Landscape Impact (GP2, EP1, SP4, TAPE)

• 7.4.1 The proposed turbines, reaching a height of 11.0m, are taller than the dwelling at Lower Ballabeg. However, their visual prominence is mitigated by the scale and white colour of the dwelling, which creates some harmony between the turbines and the existing built environment. Additionally, the rising topography of Field 616167, coupled with mature landscaping along the northeast boundary and the sections of the highway running parallel to the site, further reduces visibility. Screening ensures that the turbines are less intrusive from key public viewpoints and neighbouring properties from the north east.

• 7.4.2 While views of the turbines are possible from the Manx Electric Railway (MER), which abuts the site boundary and parts of the highway, their compact vertical rotor design minimizes visual bulk and is less likely to draw the eye than a traditional rotor turbine. This coupled with the positioning of the turbines in an area that has prominent infrastructure, such as the tram power lines, and within a field that includes natural elements like trees and bushes, helps to lessen their visual impact., This varied landscape, the large dwelling in the background, when viewed from the tram line, making them less prominent. While introducing new vertical elements they do sit within a group of other vertical elements, although it is recognised that it would be a new element. This positioning aligns with Landscape Proposal 10, which

• emphasizes preserving views from the Manx Electric Railway and maintaining clear line-of-sight corridors for safety and operability.
• 7.4.3 The site is located within Glen Roy (B5), which the Area Plan for the East (APAE) identifies as an area characterized by tranquil valleys, scattered houses surrounded by woodland, and distinctive field patterns. According to the APE's Landscape Character Appraisal, the strategy for this area is to "conserve and enhance" the rural character, quality, and distinctiveness, with a specific focus on preserving wooded valleys, narrow roads, and open upland views. By situating the turbines southwest and northwest of the dwelling, the proposal ensures that its placement avoids significant disruption to the defining features of this landscape. The turbines respect the rural character of Glen Roy by maintaining separation from key vantage points, blending with the site's natural contours, and preserving open views to the uplands. Strategic Policy 4 (SP4) further supports this approach by requiring developments to protect or enhance the quality of rural landscapes.
• 7.4.4 General Policy 2 (GP2) establishes the importance of developments respecting their site and surroundings, particularly in terms of their siting, layout, scale, and form. The turbines' compact scale and vertical axis design ensure integration with the existing topography and minimize visual disruption to the rural character. These features align with GP2's emphasis on maintaining the integrity of the site and its surroundings. Additionally, Environment Policy 1 (EP1) requires developments to avoid adverse impacts on the character of important landscapes. By preserving the visual openness of the site and avoiding horizontal sprawl, the turbines align with EP1's objectives.
• 7.4.5 Section 5.15 of the Area Plan for the East (APAE) designates the site as part of a Green Gap, with the purpose of preserving openness and preventing coalescence between settlements. Natural Environment Proposal 3 (NEP3) of the Area Plan discourages developments that compromise the openness or separation of these areas. The turbines are positioned within the internal portion of the field, well away from settlement edges, ensuring they do not undermine the functional role of the Green Gap. This location avoids encroachment on settlement boundaries or views that contribute to the distinctiveness of the Green Gap. By minimizing visual intrusion and maintaining the physical separation between Laxey and Baldrine, the proposal adheres to the APAE's objectives for Green Gaps and reinforces their role in conserving open and undeveloped spaces. The Green Gap's primary function, preserving openness and maintaining the distinction between settlements, remains uncompromised.
• 7.4.6 The turbines create moderate visual impacts due to their height, and would result in a small change to the landscape character and visual amenity of the area. This identified impact would bring the development into conflict with the policies mentioned above, in particular GP 2 and EP1. However it is accepted that siting, natural screening, and presence of other vertical elements assist in their assimilation into the wider landscape.

7.5 Impact on Neighbouring Amenity (GP2 & EP22)

• 7.5.1 The 5KW H vertical wind turbines have been carefully positioned at strategic distances from neighbouring dwellings: Ingledene (74.5m), Burford (61.6m), Maynris (78.7m), Willesden (88.7m), and Linwood (107.1m), to ensure sufficient separation, eliminating any opportunity for overbearing impacts and noise impact. The surrounding vegetation on parts of the site boundary and along the highway, rising topography, and existing structures on the application site further contribute to the natural screening, reinforcing the turbines' ability to blend into the landscape. Highway noise typically ranges from 70-80 dB at 15 meters. Therefore, given that the highway is closer to the neighbouring properties than the proposed turbines, it is considered that the main source of noise concern is the highway and not the turbines. Although it is noted that during the night the noise from the highway would be less.

• 7.5.2 It is also worth noting that noise mitigation has been a priority in the turbine's design, incorporating a three-phase permanent magnet generator to ensure smooth operation with minimal mechanical sound, complemented by the electromagnet brake system, which prevents sudden shifts or disruptive noise fluctuations. The placement of the turbines such that the MER line and A2 highway sits between the turbines and the neighbours takes advantage of existing ambient noise sources, ensuring that the turbines remain acoustically unobtrusive in the environment. Operationally, the turbines maintain a noise level below 50 dBA, according to the submitted specification sheet, taking it to be 50dBA it is a threshold comparable to familiar domestic sounds, although it is acknowledged that a full noise assessment has not been undertaken, such as a quiet refrigerator (40-50 dBA) or a low-noise dishwasher (45-60 dBA). This is significantly quieter than a vacuum cleaner (70-80 dBA), washing machine on spin cycle (70-80 dBA), or tumble dryer (50-70 dBA), reinforcing the assertion that turbine noise will not disturb nearby residents. Given this comparison, the turbines will produce a level of sound that would integrate into the surrounding environment without causing a noticeable noise intrusion.
• 7.5.3 The five aluminium alloy blades, with an added assistive wind wheel, are engineered to optimize airflow while preventing excessive movement, further reducing noise levels. The automated wind adjustment mechanism ensures efficient positioning relative to prevailing winds, eliminating erratic turbine shifts that could contribute to acoustic disturbances. This is a matter that could be controlled by condition sufficient to ensure that the living conditions of nearby residents are kept within the design parameters for these turbines.

7.6 Environmental Impact (EP1, EP4, EP5, EP14, EP24)

7.6.1 The proposed turbines support Environment Policy 4 (EP4) by ensuring that the development does not adversely affect species and habitats of international, national, or local importance. The siting of the turbines avoids interference with features that hold the potential to house protected species, and other ecologically significant areas within the site and immediate vicinity. Likewise, by providing a domestic source of wind energy, the turbines contribute to renewable energy objectives and advance the island's climate action commitments, aligning with the Strategic Plan's sustainability priorities.

• 7.6.2 Environment Policies 1 and 4 (EP1 and EP4) emphasize the protection of habitats and local ecology. The turbines' siting avoids interference with key ecological features, including the watercourse and vegetation on the field's boundary. Correspondence with DEFA confirms that no significant risks to habitats have been identified, while the Bat Survey prepared by the Manx Bat Group highlights precautionary monitoring as a best practice. These measures demonstrate compliance with Environment Policy 5 (EP5), which seeks to conserve ecological interest while allowing appropriate development.
• 7.6.3 Environment Policy 14 (EP14) prevents the permanent loss of versatile agricultural land unless an overriding need is demonstrated. In this case, the turbines do not compromise the agricultural functionality of Field 616167, which remains available for its primary use. Furthermore, Environment Policy 24 (EP24) requires supporting environmental information for developments that do not require an EIA. The proposal satisfies this criterion through its Bat Survey and related documentation, which provide sufficient assurance of minimal environmental impacts.
• 7.6.4 The proposal demonstrates negligible environmental impacts and adherence to EP1, EP4, EP5, EP14, and EP24. By aligning with EP4's renewable energy objectives, the proposal supports the island's broader climate action strategy. Therefore, it is considered that this element of the proposal is acceptable.

7.7 Other Matters:

• 7.7.1 Connection to Grid The Manx Utilities Authority has provided comments regarding the connection of the proposed wind turbines to the electricity grid, noting existing supply restrictions and the need for further

• assessment to determine feasibility. However, matters relating to electricity network capacity and connection processes fall outside the scope of material planning considerations. As such, while these comments provide technical context, they do not carry weight in the determination of the planning application.
• 8.0 CONCLUSION

8.1 The application is for two vertical axis turbines with an overall height of 11ms, and are intended to supply the dwelling Ballabeg. The proposal presents notable conflicts with GP3, EP 1 and 2, which imposes strict limitations on countryside development and seeks to resist it. Furthermore, its location within a designated Green Gap introduces concerns regarding openness and settlement separation. While the turbines' siting leverages topography and screening to mitigate visual intrusion, their presence represents a deviation from the Green Gap's intended character and policy objectives. These tensions highlight the challenges of balancing rural protection policies against the need for renewable energy advancements.

8.2 Despite these policy challenges, the proposal will contribute to supporting Energy Policy

• 4 (EP4), reducing reliance on fossil fuels and contributing to the island's net-zero targets subject to such proposals being considered against the environmental objectives of the Strategic Plan

8.3 Their low-noise design, maintaining operational levels below 50 dBA, ensures minimal disturbance to neighbouring properties, complying with acceptable residential thresholds. Additionally, the installation avoids disruption to ecological integrity, with environmental assessments confirming negligible habitat impacts and precautionary monitoring addressing wildlife protection concerns. These measures ensure compliance with EP1, ENP4, EP5, and EP24. Together, these positive contributions reinforce the proposal's alignment with sustainability imperatives and the island's long-term environmental objectives.

8.4 The inherent tension between restrictive countryside policies under GP3 and the imperative of EP4 to advance renewable energy underscores the need for a balanced approach. While the proposal does not fully conform to GP3, its alignment with EP4 and broader decarbonisation goals weigh in favour of approval. Their careful design and siting to minimize impacts also weigh in favour of the proposal in this instance.

8.5 On balance, the proposal's renewable energy benefits, low-noise design, and adherence to environmental safeguards are considered to outweigh the identified impact to the landscape character and visual amenity of the area. Particularly as this impact could be identified as reversible on decommissioning. - 9.0 INTERESTED PERSON STATUS

9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

9.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status

9.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made: Permitted Date: 30.06.2025 Signed : Presenting Officer

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