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The application site Cooildharry, Ballaleigh Road, Kirk Michael, is located on the southern side of the Ballaleigh Road, east of Ballaleigh Farm and south of Kirk Michael Village. The access Ballaleigh Road runs from the property to Barregarroo crossroads, which accesses onto the western side of the A3 road.
The curtilage of the site comprises of field 231176. Within the curtilage of the application site exists a group of existing buildings, a existing two storey dwelling (remains habitable), a number of outbuildings (total of 4), two of which are single storey buildings which have been constructed traditionally with Manx stone but have subsequently had corrugated roofing installed, one is a single storey building which is rendered and the largest of the buildings is a substantial modern shed. Within the application site there are a number of broken down vehicles/trailers which are in a very poor state of repair.
The application site is within an area recognised as being an area of ‘white land’ not zoned for development, under the Isle of Man Development Plan Order 1982. The site also within an area zoned as High Landscape Value or Costal Value and Scenic Significance.
Replacement of the existing dwelling and outbuildings with a new dwelling (07/00453/B) – PENDING CONSIDERATION Erection of 15m wind turbine, Field 1176, Cooil Dharry, Michael Parish (88/01693/B) – APPROVED Erection of a wind turbine on 15m tower and mast, Field No. 1176, Cooil Dharry, Michael Parish (85/01210/B) – APPROVED
The application proposes the erection of an eleven metre high domestic wind turbine. The siting of the proposed turbine is located to the south of the existing dwelling approximately 34 metres away. The siting of the turbine in relation to the proposed dwelling would be 53 metres, to the southeast of the dwelling.
Michael Commissioners have no objection
Highways Division have no objection
The Manx Electricity Authority:-
If the applicant requires to connect any private generation to the M.E.A. electricity supply they must make an application to the M.E.A. as soon as possible. The implications due to the location of any such installations need early consideration and they must conform to the appropriate standards as set down for embedded generation.
Contact the M.E.A. Planning Department (Tel. 687781).
We have received no privately written representations objecting to the application.
As the site lies within an area of High Landscape Value and Costal or Scenic Significance (AHLV’s) the following policy needs consideration.
The Isle of Man Draft Strategic Plan - Environment Policy 2 states:-
The present system of landscape classification of Areas of High Landscape Value and Costal or Scenic Significance (AHLV’s) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
The natural topography of the site and the surrounding landscape does give a nature screen when viewed from the public highway, particularly when viewing from the A3 road which is to the east of the application site. However the proposed turbine would obvious be seen from some aspects within the countryside, due to the height of the structure, but I consider the majority of views would be from a substantial distance and therefore the visual impact would be limited. For this reason I also consider the proposal would comply with Environment Policy 2.
Regard also needs to be taken to ensure no significant adverse impacts through adverse noise leaves to neighbouring residential properties, which can be created with wind turbines. However as can be seen from the submitted location plan the nearest neighbouring residential property is approximately 430 metres away, to the west of the application site, and therefore I consider from this aspect the proposal would not have an adverse impact upon residential amenity to this dwelling and consequently be acceptable.
For these reasons the proposal would seem appropriate in this location and therefore my recommendation is for an approval.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Michael Commissioners Department of Transport Highways Division
I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
The Manx Electricity Authority
Recommended Decision: Permitted
Date of Recommendation: 20.06.2007
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.
C 2. This approval relates to the submitted documents and drawings 2317/008, 2317/009 and 2500 PL003 all received on 8th March 2007.
C 3. The wind turbine is to be finished with a colour coated grey colour.
Decision Made : ... Committee Meeting Date : ...
add condition that if the mast becomes redundant the turbine is to be removed.
Note in the database of doubt no pension
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