11 April 2024 · Delegated - Acting Head of Development Management (Abigail Morgan); Decision notice signed by Director of Planning and Building Control (J Chance)
Glevum, The Promenade, Laxey, Isle Of Man, IM4 7df
The proposal at Glevum, The Promenade, Laxey, involved erecting a 3.2m tall timber pagoda (100x100mm posts) over part of the parking area, installing 25 solar PV panels (1700x1000mm each, angled at 30 degrees, max 670mm high) on the flat roof facing south, and mounting two CTC CombiAir 12M air source heat pumps (955mm …
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The officer assessed the proposal against Environment Policy 35, requiring development in Conservation Areas to preserve or enhance character, and found it compliant as the modern dwelling contributes…
General Policy 2
Requires general standards for acceptable development including design/appearance (b,c), amenity protection from noise/light pollution (g), and energy efficiency/renewables (n). Officer assessed pagoda, panels and ASHPs as modest scale, sympathetic to modern building, with low noise (29dB at 10m) and no glare to neighbours, compliant overall.
Environment Policy 35
Permits development in Conservation Areas only if it preserves or enhances character/appearance and protects special features. Modern site contributes little to traditional CA; pagoda lightweight/open, panels limited visibility on flat roof, ASHPs minor/inconspicuous; on balance preserves CA character.
Energy Policy 4
Supports alternative energy including solar panels. Proposal aligns with policy, Isle of Man renewable targets (75% electricity by 2035, net zero 2050), and Climate Change Act by installing PV panels and ASHPs to reduce consumption/emissions; benefits outweigh minor visual impacts.
Environment Policy 42
Requires adherence to local distinctiveness/character. Pagoda design/scale/massing sympathetic to modern dwelling and street scene; retains openness.
Environment Policy 22
Addresses pollution including noise. ASHP noise assessed at 29dB at 10.3m to nearest windows, below permitted levels; no significant harm.
Time limit
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.
Specific heat pump model
This approval relates only to the installation of 2 No. CTC CombiAir 12M Air Source Heat Pumps in full accordance with the approved details and maintained and retained thereafter. Reason: To ensure the development is implemented according to the plan submitted and in the interest of protecting amenities of neighbouring property.
No significant negative impact on highway safety, operation or parking; no opposition; forward visibility acceptable; gates must swing inwards (applicant confirmed existing outwards ok)
Acknowledge positive environmental benefits; angled panels not significantly detrimental; no objections to timber pagoda
DEFA Environmental Health raised concerns about noise from air source heat pumps and recommended relocation or solid screening with a specific condition. Highway Services had no objection but requested site plan amendments for gate swing direction. Garff Commissioners had no objections and noted positive environmental benefits.
Key concern: Noise impact from air source heat pumps on neighbouring property due to location and inadequate screening
DEFA Environmental Health
Conditional No ObjectionIt is recommended that the heat pumps are relocating to a less noise sensitive façade. If this is not possible then it is recommend that the applicant installs a solid and imperforate perimeter treatment along the boundary with Mariners House, e.g. brick wall/solid fence, of at least 10kg/m2 surface density.; The ‘Proposed North West Elevation’ on the drawing No. 116 entitled ‘Proposed Elevations’ shows the heat pumps to be screened by a timber post pagoda, which is not imperforate. Such screening would allow the passage of sound.
Conditions requested: The boundary treatment adjacent to the heat pump equipment, between the site of the application and Mariners House, shall be built as to be solid and imperforate, with a minimum density of 10kg/m2. Prior to installation, details shall be submitted to and approved in writing by the Planning Authority.
Highway Services HDC
Conditional No ObjectionAs speeds are low on Back Shore Road, the forward visibility retained after the Pagoda installation will be acceptable on Back Shore Road.; However, all vehicular and pedestrian gates from the site must swing inwards within the site - the site plan should be altered to accommodate this.
Conditions requested: All vehicular and pedestrian gates from the site must swing inwards within the site - the site plan should be altered to accommodate this; The proposed site layout plan should be amended to take account of the above
Garff Commissioners
No ObjectionThe consensus reached was that the addition of the angled panels would not be significantly detrimental in this location to warrant an objection from the Commissioners.; There were no objections to the proposed timber ‘pagoda’ structures.; It was noted that the application site was within the Laxey Conservation Area. The positive environmental benefits of such energy saving installations were referenced by Members.
