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Application No.: 17/00031/B Applicant: Mr Tony Garland Proposal: Installation of roof mounted solar panels Site Address: 6 Circular Road Peel Isle Of Man IM5 1ND Case Officer : Miss Lucy Kinrade Photo Taken: 14.02.2017 Site Visit: 14.02.2017 Expected Decision Level: Planning Committee
1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of a three-storey, mid-terraced dwelling located on the southern side of Circular Road in Peel and within the Peel Conservation Area. The existing property 6 Circular Road has a single storey outlet on the rear south facing elevation and a single storey conservatory approved under PA 15/01337/B projecting from the main house into the small rear yard. - 1.2 The rear of the property backs on to a small lane which provides access to both the rear of a number of properties along Circular Road and to the rear of a number of two and three storey terrace properties along Bridge Street.
2.0 THE PROPOSAL - 2.1 The current planning application proposes the installation of 8 photovoltaic panels to the rear south facing roof slope of the main house and the installation of 4 photovoltaic panels on the single pitch roof of the rear kitchen outlet. - 2.2 Each Trinasmart 270Wp photovoltaic panel is 1650mm x 992mm x 35mm and is constructed using high transparency and anti-reflective solar glass.
3.0 PLANNING HISTORY - 3.1 The application site has been subject to one previous planning application PA 15/01337/B for the installation of replacement windows, alterations to the existing dwelling and replacement of rear ground floor bathroom with a conservatory and roof light alterations to dwelling. This was granted full approval.
4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is located within an area zoned as "Mixed Use" under the Peel Local Plan 1989. As previously mentioned, the site also lies within the Peel Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: - 4.3 General Policy 2 states:
"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:
4.4 Environment Policy 35 states: "Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." - 4.5 Also relevant is 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". - 4.6 To add to this we may also consider one of the Strategic Objectives of the Strategic Plan, which is "To support energy generation from renewable resources".
5.0 REPRESENTATIONS - 5.1 The Department of Infrastructure Highway Services have stated that there is no highways interest in the application 10/02/2017. - 5.2 Peel Town Commissioners have indicated that they have no objections to the current application 16/02/2017.
6.0 ASSESSMENT - 6.1 The application site lies within a Conservation Area and also within an area populated by a number of both residential and commercial properties. The fundamental issues to consider in the assessment of the current application is the impact of the proposed photovoltaic (P.V) panels on the character of the existing property and the designated Conservation Area and whether the panels would have an impact on the amenity of the neighbours. - 6.2 Roof mounted P.V panels are often installed on an area of redundant roof space and utilised to harness solar energy for the production of electricity. This electricity can then be used within the building and help towards improving the energy efficiency of the building and reduce the demands on main electricity. - 6.3 In this instance the P.V panels are to be installed on both the rear south facing roof slope of the main house and on the west facing roof slop of the rear kitchen outlet. The installation of panels in both locations will not be readily visible to those at ground level or passing the building at the rear due to their location on the top on the roof. Their installation here is also not considered to impact the character of the existing building or to the designated Conservation Area. - 6.4 Further to the above we must also assess whether the installation of the panels would generate a visual impact to the upper levels of the surrounding properties. Both areas of P.V panels will be visible from the upper levels of neighbouring properties along Bridge Street, and the panels on the kitchen outlet will likely be visible from the upper levels of neighbouring properties along Circular Road. The panels are finished in a dark colour and it is expected that their installation will not generate any visual impacts to the neighbours in terms of their outlook to warrant a refusal and the non-reflective finish to the panels helps to ensure that there are no visual discomforts that could be generated from solar glare.
6.5 We must be minded that there are no other existing solar panels along the street or in the notable vicinity, which therefore retains the traditional feel of the area; however we must be minded that the panels are proposed at the rear and not in a prominent pedestrian area. The panels as proposed on the main dwelling roof slope could be installed under permitted development were the dwelling not in a Conservation Area. The panels above the kitchen would require planning. Ultimately there needs to be a balance between the provisions of Energy Policy 4 and the supporting Strategic Objective as set out in the Strategic Plan and Environment Policy 35. On balance it is considered that the P.V panels would have a neural impact on the Conservation Area and that there installation here would benefit the Islands Strategic Objectives towards reducing carbon emissions and improving energy efficiency.
7.0 RECOMMENDATION - 7.1 For the reasons set out above, the planning application is deemed acceptable and is therefore recommended for approval.
8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
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: 23.02.2017 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 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 15/2501/01, 15/2501/03 and 2 specification brochures all date stamped and received 12/01/2017
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Permitted Committee Meeting Date: 06.03.2017
Signed : L KINRADE Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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