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20/00091/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00091/B Applicant : Manx Utilities Authority Proposal : Installation of a heat pump to replace existing boiler Site Address : 23 Scarlett Road Castletown Isle Of Man IM9 1NS
Planning Officer: Mr Paul Visigah Photo Taken : 25.02.2020 Site Visit : 25.02.2020 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 10.03.2020 __
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. One air source heat pump shall be fitted in accordance with the following approved plans and brochure all date stamped 18 December 2019; Site Plan;
Marked up photographs; and Mitsubishi Ecodan brochure, unit model PUHZ-W85/112VAA(-BS).
The air source heat pump shall be retained in place and maintained in working order thereafter.
Reason: In the interest of residential amenities
This application has been recommended for approval for the following reason. The proposal is considered to accord with GP2 and Energy Policy 4 of the Isle of Man Strategic Plan, as well as wider Government climate change strategy and the application is supported.
Plans/Drawings/Information;
This decision relates to the plans and air source heat pump information all received on 29th January, 2020. __
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The application site is the residential curtilage of 23 Scarlett Road, Castletown a detached single storey dwelling with attic space in the roof. The dwelling is situated on the southern side of Scarlett Road, its front elevation faces into the estate while its rear elevation faces over the rear garden and towards Queen Street which runs between the back of the houses and along the Scarlett coastline.
1.2 The Scarlett Road streetscene comprises similarly sized and styled properties although some have slight variations with small dormers or forward projecting gables.
1.3 The Queen Street side of the streetscene comprises a much wider range of rear elevations comprising a variety of styles, forms, periods, massing and scale including dormers, full two storey extensions and there are a number of first floor roof terraces. The rear garden is on a site level that is about 1.8m higher than the existing highway that abuts the rear of the dwelling (Queen Street).
THE PROPOSAL 2.1 Proposed is the installation of an air source heat pump (ASHP) to generate renewable heating for the dwelling. The air source heat pump would be 1.05m wide, 0.48m deep and 1.02m in height - situated to the rear of the house, partly enclosed by a timber fence on the eastern boundary of the rear garden. The ASHP would replace the existing boiler. It would be 1.6m from the boundary with Coniston (7m from the nearest elevation), the abutting property on the eastern elevation and 7m from the rear boundary wall.
2.2 Noise levels provided by the product specifications submitted indicate that the noise emitted by the unit would be 47dB(A) @ 1 metre.
PLANNING POLICY 3.1 The application site is within an area zoned as "Predominantly Residential" identified on the Area Plan for the South 2013. Given the nature of the application it is appropriate to consider General Policy 2, Paragraph 12.2.8 and Energy Policy 4 of the Strategic Plan.
3.2 General Policy 2 of the Isle of Man Strategic Plan 2016 is therefore relevant:
"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality and (n) is designed having due regard to best practice in reducing energy consumption."
3.3 The Strategic Plan also provides guidance on the installation of renewable energy apparatus:
"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
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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:
3.4 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."
3.5 Development within a Conservation Area must preserve or enhance the character or appearance of the Area as stated in Environment Policy 35 and Planning Policy Statement CA/2.
PLANNING HISTORY 4.1 The site has been the subject of a previous planning application (19/00192/B) which is not considered materially relevant to this application. Air source heat pumps are being installed at a number of residential properties throughout the Island.
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highway interest in a letter dated 18 February 2020.
5.2 Castletown Commissioners have not commented on this application at the time of drafting this report.
ASSESSMENT 6.1 The proposal will accord with GP2 (n) in respect of non-renewable energy consumption and the general support in the Strategic Plan for the installation of renewable energy installations. The apparatus is modest in size and would replace the previously existing boiler - it is likely that the visual impact would be low given the positioning at the rear of the dwelling, although it would be partly visible from some public vantage points along Queen Street. It is noted that the timber fence at a section of the rear boundary as well as the raised site level placed at about 2m from the level of the abutting highway at the rear will limit views to the proposed location. In this respect the proposal accords with GP2 (b, c, and g).
6.2 In terms of noise impact, the sound pressure level of the heat pump at 47dB @ 1 metre would not be significantly different than that expected from an outdoor oil boiler. For reference, 50dB is similar to the noise generated by light traffic, 60dB that of normal conversation or an air conditioner. There will be a background noise generated but this is not considered likely to have a detrimental impact on the amenity of the neighbours given the distance from each neighbouring property. Besides, the noise levels generated would be
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considerably lower than that generated by vehicles using the highway abutting the rear elevation of the properties on this section of Scarlett Road. Notwithstanding this assessment a condition is proposed to ensure it is installed as per the specified model and in the proposed location.
CONCLUSION Overall, it is considered that the overall level of development contained within the proposal is relatively modest and in keeping with the character of the dwelling, with suitably limited impact on the neighbouring properties. As such the proposal does not adversely affect public or private amenity and is therefore in accordance with the relevant IOM Strategic Plan polices and therefore recommended for approval.
INTERESTED PERSON STATUS 8.1 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.
8.2 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 __
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 09.03.2020
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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