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16/01216/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01216/B Applicant : Mrs Margaret Anderson Proposal : Installation of twenty four ground mounted solar panels Site Address : Part Field 334814 Adjacent To Ballacallin House Gordon Peel Isle of Man
Case Officer : Miss S E Corlett Photo Taken : 21.11.2016 Site Visit : 21.11.2016 Expected Decision Level : Officer Delegation
Officer’s Report
THE SITE 1.1 The site is a small piece of a larger agricultural field alongside Ballacallin House which sits on the western side of the A4 coast road between Patrick and Gordon. Ballacallin House is a detached property which sits amongst an established group of trees and the dwelling sits higher than the road. A lane runs to the north of the house westwards to eventually lead to the coast in amongst agricultural fields.
1.2 The land slopes upward from the road to the west.
THE PROPOSAL 2.1 Proposed is the installation of 24 solar panels in three rows starting from alongside the existing hedge. The structures will be placed on new concrete slab and will be angled at 35 degrees on frames. The panels will have an area of 2m by 1m and sit around 1.3m above ground at the top of the pane.
PLANNING POLICY 3.1 The site lies within an area designated on 1982p as an area of woodland within a wider area of hlv. As such, there is a presumption against development as set out in Environment Policies 1 nd 2 and General Policy 3. Energy Policy 4 states "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 submissions of an Environmental Impact Assessment" and is preceded by clarification of the Department's position on renewable energy as follows:
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".
PLANNING HISTORY 4.1 The applicant was party to a current application for the installation of two wind turbines to the south west of the current site, although withdrew their proposed turbine following the submission of a number of objections from local residents.
REPRESENTATIONS
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16/01216/B
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5.1 Patrick Parish Commissioners indicate that they do not object to the application (17.11.16).
5.2 Highway Services indicate that they do not oppose the application (25.11.16).
ASSESSMENT 6.1 The Department is supportive of proposals to harness renewable energy but must balance this against the other principles of the Strategic Plan, particularly those relating to preventing harmful development in the Island's countryside. In this respect, the provisions of Environment Policy 2 are particularly relevant where it states that within areas of high landscape value, "the protection of the character of the landscape will be the most important consideration unless it can be shown that:
a) the development would not harm the character and quality of the landscape; or b) the location for the development is essential".
6.2 As such, this application will succeed or fail dependent on its visual impact on the character and quality of the landscape.
6.3 When one passes by on the farm lane, the panels are visible but not obvious unless one stops and looks and this lane is not a public right of way. From the public highway, the panels are visible if one looks uphill but this is not a particularly important viewpoint and the panels are not striking or spoil the character of the surrounding countryside.
6.4 The proposal is considered to be acceptable but a condition should be attached such that should the panels become redundant or are removed, the hardstanding must also be removed and the field returned to its original topography and surface.
PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, and Government Circular 0046/13, the following persons are automatically interested persons:
(a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) the highways Division of the Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 28.11.2016
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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C 1. Should the panels become redundant they and the hardstanding on which they sit must be removed and the field returned to its original topography and surface.
Reason: To preserve the natural appearance of the countryside.
This approval relates to drawings 01 and 02 received 24th October 2016 and the technical information relating to the panels received on 27th October, 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 02.12.2016
Determining officer
Signed : C BALMER
Chris Balmer
Senior Planning Officer
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
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