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                                      24/00881/B                                     Page  1  of  6

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 24/00881/B Applicant : Mr Steve Bradshaw Proposal : Installation of air source heat pump to front elevation of building Site Address : Arrasey Barn Arrasey Road Glen Maye Isle Of Man IM5 3BY

Planning Officer: Paul Visigah Photo Taken :

Site Visit :

Expected Decision Level :

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 02.10.2024 __

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. The Air Source Heat Pump must be installed according to the plans and supporting information all received 8 August 2024, and must be maintained as such thereafter.

Reason: To ensure the development is implemented according to the plan/details submitted, as the Department has assessed the impact of the proposal on the basis of the specific use and the documents submitted.

C 3. Within one month of this decision becoming final, details of screening for the approved Air Source Heat Pump shall be submitted to and approved in writing by the Department. These details shall include materials to be used for the screening, dimension details for overall height, width and length. The approved screening shall be installed within three months of the installation of the ASHP, and retained as such thereafter.

Reason: In the interests of the appearance of the development and the visual amenities of the area.

This application has been recommended for approval for the following reason. The proposal is considered to accord with GP2, Energy Policy 4, and Environment Policy 22 of the Isle of Man Strategic Plan, as the proposal would not result in detrimental impacts on the character of the site and surrounding area, and as the noise from the ASHP is within an acceptable level.

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24/00881/B Page 2 of 6 Plans/Drawings/Information; This decision relates to the following documents and Plans: o Covering Letter o Clivet Edge EV) 2.0 - EXE ASHP Manual; o Site Location Plan o Existing and Proposed Plans o Existing Plan and Elevation o Photo of existing elevation o Proposed Elevation o Proposed Plan All received 8 August 2024. __ Interested Person Status It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2): Eairy Ranch, Arrasey Road, Glen Maye, as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. __ Officer’s Report 1.0 THE SITE 1.1 The application site represents the curtilage of Arrasey Barn, Arrasey Road, Glen Maye, Patrick. The site lies to the north of Glen Maye alongside the Garey Road which links Glen Maye with the Round table Road (A36). The detached building has been converted from a disused stone barn to a residential dwelling. The main building on the site is situated to the west of the road and to the north of Eairy Farm. This building is a Manx stone building which has a flat roofed rear extension clad in timber. 1.2 The main building on site was converted under PA's 95/0095 and 99/1588. The latter application contained a number of conditions, one of which made it clear that the conversion was permitted under the provisions of PC 3/89 and that "subsequent extensions will not be permitted once the conversion has been achieved as approved". 1.3 The immediate neighbouring property Eairy Ranch, Arrasey Road, Glen Maye sits about 2m south east of the application dwelling, although it is actually the double garage that sits directly adjacent, as the main dwelling core and habitable rooms are situated further away from the southern boundary of the application site (about 12.6m). 2.0 THE PROPOSAL 2.1 Planning approval is sought for Installation of air source heat pump to front elevation of building. The proposed unit would be a Clivet Edge EVO 2.0 - EXC WiSAN-YME 1 S 2.1-14.1 model range, which would measure approx. 1.295mm x717mm x 400mm. This unit would be positioned 300mm from the wall of the dwelling.

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2.2 Specification sheet provided with the application indicates that the unit would have sound pressure level at 1m being Minimum/Nominal 39/41 dB(A) for the 2.1 range to 44/50 dB(A) for the 14.1 range, and a sound power level of 53/55dBA for the 2.1 range and 59/65dBA for the 14.1 range.

2.3 The proposed ASHP would be situated about 19.1m from the window to the north elevation of the hallway, and about 23.8m from the first floor window to the nearest bedroom on the neighbouring property at Eairy Ranch. An area of mature landscaping (including shrubs) sits directly south of the position of the proposed ASHP screening it from the adjacent neighbouring property. This area of mature landscaping stretches by approximately 11.3m from the edge of the proposed ASHP t the boundary with Eairy Ranch.

2.4 No MSC calculations for sound output to the habitable rooms on the neighbouring property has been provided with the application.

3.0 PLANNING POLICY 3.1 Site Specific: 3.1.1 The application site is located within an area identified as being within an area not designated for development and within an area of High Landscape or Coastal Value and Scenic Significance on the 1982 Development Order. The site is not within a Conservation Area or registered tree area, and there are no registered trees on site. The proposed site is within an area of the site considered to have low likelihood of flood risk.

3.2 National: STRATEGIC PLAN (2016) a. General Policy 2 - General Development Considerations. b. General Policy 3 - Exceptions to development in the countryside c. Strategic Policy 5 - Design and positive contribution to environment d. Paragraph 12.2.8 and Energy Policy 4 - deals with renewable energy sources. e. Environment Policy 1 - Protection of the countryside. f. Environment Policy 2 - Protection of Areas of High Landscape or Coastal Value and Scenic Significance. g. Environment Policies 22 - provides guide on development in respect of noise, smell, vibration, and their impacts on neighbouring amenity.

3.3 Town and Country Planning (Permitted Development) Order 2012 (updated 2019) 3.3.1 A notable material consideration in the assessment of this application is the recently updated Town and Country Planning (Permitted Development) Order 2012 (updated 2019) which includes at Class 23A works for the installation or replacement of air source heat pump within a residential curtilage subject to a number of strict conditions including the need for the units to be at least 1m from the boundary, no more than 1 unit, noise levels not exceeding 42 dB LAeq 5 mins and no closer to the road than the house unless it's over 20m away.

3.3.2 The proposed ASHP would sit closer to the road than the dwelling, and it is situated about 14.7m from the edge of the adjoining highway.

4.0 OTHER MATERIAL PLANNING CONSIDERATIONS 4.1 Residential Design Guide (2021) 4.1.1 This document provides advice in Section 7 deals with impact of developments on neighbours. Paragraph 7.2.2 defines the various tiers of rooms and windows on a dwelling, and this includes the following: o Primary Habitable Rooms: Living Rooms, Dining Rooms, Kitchens which includes dining facilities and Conservatory; o Secondary Habitable Rooms: Bedrooms and kitchens; and o Non-Habitable Rooms: these include bathrooms, utility rooms, hallways/corridors, stairs/landings, garages, porches, and storage.

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4.2 Isle Of Man Future Energy Scenarios (2020): 4.2.1 This document set out the pathways to meet the following: "Key Targets - To ensure 75% of the island's electricity is generated from renewable sources by 2035 and to deliver net zero emissions by 2050."

4.3 Section 68 of the Flood Risk Management Act (2013) indicates that any published Flood Risk Management Plan and the extent to which the proposed development creates an additional flood risk are material considerations.

5.0 PLANNING HISTORY 5.1 The application site has been the subject of four previous applications, one of which is considered to be directly relevant to the assessment of the current proposal.

5.2 The dwelling was created via the Conversion of barn to dwelling under PA 99/01588/B on 25 January 2000.

6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

6.1 DOI Highways Division have no interest in the application (16 August 2024).

6.2 Patrick Parish Commissioners have not made any comments on the application although they were consulted on 13 august 2024.

6.3 The owners/occupiers of Eairy Ranch, Arrasey Road, Glen Maye, have made the following comments on the application (28 August 2024): o They express support for the application submitted, whilst noting that the proposal represents a significant step towards reducing environmental impact and promoting sustainability in our community. o They note that the ASHP is an excellent alternative to traditional heating systems, offering both energy efficiency and a reduction in carbon emissions. o They state that they are considering a similar installation for their property in the near future, and that the progress of this application will certainly guide them in their efforts towards a more sustainable energy solution.

7.0 ASSESSMENT 7.1 The key considerations in the assessment of this application area: a. The Principle (GP 2, EP 4, Paragraph 12.2.8); b. The impact on the character of the Area (EP2, GP2, & STP 5); and c. The potential impacts on the amenities of the neighbouring property (EP 22 & GP2).

7.2 The Principle 7.2.1 The proposals will accord with GP2 (n) in respect of non-renewable energy consumption, and the general support within the Strategic Plan for the installation of renewable energy installations. The apparatus is modest in size and would replace the previously existing boiler for the property. Furthermore, its introduction here is expected to help contribute to the overall operation and energy efficiency of the site and dwelling. In this respect the proposal is considered to comply with paragraph 12.2.8 and Energy Policy 4 of the Strategic Plan. Thus, the principle of installing the ASHP at the site would be acceptable.

7.3 Character and Appearance 7.3.1 In terms of the potential impacts on the site and surrounding area which sits in the countryside and AHLV, it is considered that the site is fairly isolated, and the proposed location is well screened by the existing mature landscaping at the part of the site with exception of those approaching from the north, whose would still have their view of the unit partly

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concealed by the existing boundary wall. Therefore, it is considered that general views from a public perspective are expected to be limited.

7.3.2 Moreover, as has already been noted, its introduction here is perhaps a reflection of the current environmental demands and the increased need to consider alterative and more sustainable ways of using energy and heating using Renewable or Carbon Neutral Sources, and the expected environmental benefits as a result of the installation here is considered sufficient enough to outweigh any visual concerns should there be any. In this respect the proposal accords with GP2 (b, c, & g).

7.4 Impacts on Neighbours 7.4.1 With regard to potential impacts on neighbouring amenity, the key concern here lies in the potential for increased noise impacts on the neighbours at Eairy Ranch, which sits directly south of the application property.

7.4.2 In terms of noise impact, it is considered that the sound pressure level of the ASHP, which sets its associated operating sound is expected to be between 39 dB(A) and 50 dB(A). When this noise output is compared with other levels that would be obtainable in the area, it is considered that highest noise output would be similar to noise generated by light traffic at 50dB, and lower than the noise generated by a normal conversation or a washing machine at 60dB.

7.4.3 Whilst it is noted that there will be a background noise generated, any noise generated is not considered likely to have a detrimental impact on the amenity of the neighbours given the distance between the windows to habitable rooms on the nearest neighbouring property which is in excess of 22m. Furthermore, there exists a thick cluster of mature landscaping (about 11m wide) and a Manx stone boundary wall, which would serve as sound buffers, and further diminishing the potential for significant noise impacts. Based on the foregoing, the proposal is considered to comply with Environment Policy 22 and General Policy 2 of the Strategic Plan.

8.0 CONCLUSION 8.1 The proposal preserves the character of the Area and the noise from the ASHP is within an acceptable level, with the site context and relationship of the site with the neighbouring property serving to diminish any noise concerns. Therefore, the proposal is considered to comply with General Policy 2, Environment Policy 22, and Energy Policy 4 of the Strategic Plan. Therefore, it is recommended for an approval.

9.0 INTERESTED PERSON STATUS 9.1 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.

9.2 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

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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 and/or rights to appeal.

Decision Made: Permitted Date: 03.10.2024

Determining officer

Signed : A MORGAN Abigail Morgan Acting Head of Development Management

Customer note

This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/ customers and archive record.