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23/01486/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/01486/B Applicant : Manx Utilities Authority Proposal : Installation of two Air Source Heat Pumps Site Address : Dreamfields Glen Auldyn Ramsey Isle Of Man IM7 2AE
Planning Officer: Toby Cowell Photo Taken : Site Visit : Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 19.04.2024 __
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. This approval relates only to the installation of 2 x Mitsubishi Ecodan R32 Monobloc Standalone PUZ-WM112VAA(-BS) Air Source Heat Pumps in full accordance with the approved details, or equivalent of the same specification/noise level or lesser.
Reason: To ensure the development is implemented according to the plan submitted and in the interest of protecting amenities of neighbouring property.
This application has been recommended for approval for the following reason. The proposals are considered to be acceptable from a design and visual impact standpoint, whilst ensuring that the amenities of surrounding residential properties would be sufficiently safeguarded. The proposals therefore accord with Strategic Policy 5, Spatial Policy 5, General Policies 2 and 3 and Environment Policies 22 and 42 of the Isle of Man Strategic Plan (2016).
Plans/Drawings/Information; This approval relates to the following drawings and documents referenced; 01 - site plan existing 02 - site plan proposed 03 - site location plan 04 - existing elevation
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05 - proposed elevation Product information document Heat loss report Sound report Site photographs 1-5 Received 22.01.24 __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site represents the recently constructed detached property of Dreamfields, which is located to the south of the main road within Glen Auldyn. The application site is located approximately 600 metres to the south of the road junction with the Glen Auldyn Road (B16) and Lezayre Road (A3), and situated on the eastern side of the highway. The site forms part of a row of three recently constructed detached properties, with the dwelling well-recessed from the principal streetscene by circa. 65m.
2.0 THE PROPOSAL 2.1 Planning permission is sought for the installation of 2 no. Air Source Heat Pumps (Mitsubishi Ecodan R32 Monobloc Standalone PUZ-WM112VAA(-BS)) adjacent to the northern elevation of the property with dimensions of 1.05m (w) x 0.48m (d), with a height of 1.02m.
3.0 PLANNING HISTORY 3.1 22/00781/B - Erection of a detached dwelling - Permitted
4.0 PLANNING POLICY 4.1 The application site is within an area designated as being an area of "Proposed - Low Density Housing in Parkland" (LDHP), under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, nor within an area zoned as High Landscape or Coastal Value and Scenic Significance.
4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Strategic Policy 2 Priority for new development to identified towns and villages 3 To respect the character of our towns and villages 5 Design and visual impact
Spatial Policy 5 Development in the countryside in accordance with GP3
General Policy 2 General Development Considerations 3 Development in the countryside
Environment Policy 22 Development required to safeguard the environment and amenity of nearby properties 42 Designed to respect the character and identity of the locality
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5.0 REPRESENTATIONS 5.1 Lezayre Parish Commissioners - No objection. (02.02.24)
5.2 Highway Services - No highways interest. (26.01.24)
5.3 Manx Utilities Authority - no comments received at the time of writing.
6.0 ASSESSMENT 6.1 The proposals relate to the installation of 2 no. Air Source Heat Pumps (ASHPs) adjacent to the northern flank elevation of the property. Due to the modest size of the pumps, their location within the site and noting the property's substantial recession from the principal streetscene; the ASHPs would not be overly if at all visible within the context of the streetscene. Consequently, no concerns are raised from a visual standpoint over and above the quantum of built development which has already been approved and completed on site.
6.2 With respect to residential amenity impact, the submitted Noise Report notes that the closest neighbouring window to the location of the proposed ASHPs is circa. 80m, with the sound pressure level having been calculated at 41 dB. This falls below the maximum permitted noise level of 42 dB allowed under permitted development in accordance with the Town and Country Planning (Permitted Development) Order 2012 in relation to the equivalent continuous sound pressure level over 5 minutes when measured at 1 metre external to the centre point of any relevant door or window to any neighbouring building as measured perpendicular to the plane of that relevant door or window. This threshold also aligns with the Microgeneration Installation Standard: MCS 020 planning standards document produced in tandem with relevant UK governmental departments.
6.3 Given the above, the proposals are considered to be acceptable with respect to neighbouring amenity impact, in compliance with General Policy 2 (g) and Environment Policy 22.
7.0 CONCLUSION 7.1 The proposals are considered to be acceptable from a design and visual impact standpoint, whilst ensuring that the amenities of surrounding residential properties would be sufficiently safeguarded. The proposals therefore accord with Strategic Policy 5, Spatial Policy 5, General Policies 2 and 3 and Environment Policies 22 and 42 of the Isle of Man Strategic Plan (2016). The application is therefore recommended for approval.
8.0 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
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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 Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 24.04.2024
Determining officer
Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
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