3 May 2022 · Planning Committee
Field 314194, Ramsey Road, Peel, Isle Of Man, IM5 2af
The proposal involves installing three rows of 36 solar panels on frames in Field 314194, northwest of 1 Knocksharry Cottages, with panels angled south at 35 degrees and screened by a 1m timber fence on northern and eastern edges.
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The proposal was approved as it accords with Environment Policy 22 and Energy Policy 4 of the Isle of Man Strategic Plan 2016, supporting renewable energy while having no adverse impacts on private or…
Environment Policy 22
Prohibits development harming environment or amenity via pollution, emissions, noise or light. Assessed as compliant with no adverse private or public amenity impacts.
Energy Policy 4
Judges alternative energy developments like solar against environmental policies. Supported small-scale domestic solar for existing property energy efficiency, no EIA required.
Environment Policy 1
Protects countryside unless overriding national need and no alternative. Renewable energy benefits outweighed protection needs due to minimal impact.
Environment Policy 2
Protects Areas of High Landscape Value unless no harm or essential location. Low height, screening, topography and solar gain siting ensured no harm to character.
Strategic Policy 4
Protects archaeological sites. Compliant via condition for supervised archaeological work near burial cairn, endorsed by Manx National Heritage.
Environment Policy 14
Protects high quality agricultural land (Classes 1-2). Site is Class 3/4 (poor/moderate), small area (96.76sqm) has negligible impact.
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.
Removal if redundant
The Solar panels, the support units and stock fencing hereby approved shall be removed and the ground restored to its former condition in the event that it is no longer used or required for renewable and alternative energy generation. Reason: The structures have been exceptionally approved solely to meet sustainable energy need and its subsequent retention would result in an unwarranted intrusion in the countryside.
Archaeological programme
No development shall commence on site until a programme of archaeological work, to include excavations where required, has been submitted to and approved in writing by the Department. The programme shall indicate the degree of supervision by a qualified archaeologist. The development shall not be carried out unless in accordance with the programme of archaeological work so approved. Reason: To ensure that any minor outlying features which might be associated with the site of the burial cairn north of the array can be recorded at the commencement of the development, and to accord with Strategic Policy 4.
No external lighting
No external lighting shall be installed. Reason: To provide adequate safeguards for the ecological species existing on the site.
Do not oppose
no problem with the principle of the proposal after working closely with applicant; request archaeological supervision condition and direct cabling route
Multiple neighbouring residents objected to the solar panel installation citing landscape policy violations, visual impact, precedent, and lack of alternatives, while statutory consultees Manx National Heritage raised a minor archaeological concern with a requested condition and DOI Highways had no objection subject to glint/glare consideration.
Key concern: Conflicts with Isle of Man Strategic Plan 2016 Environment Policies 1 and 2 in area of High Landscape or Coastal Value
DOI Highways Division
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking and subject to Planning being satisfied on the amount of glint and glare.; Highways Development Control notes the amendments uploaded on 2 February 2022 and continues to not oppose this proposal.
Manx National Heritage
Conditional No ObjectionMNH worked closely with the applicant prior to the preparation of this application, and has no problem with the principle of the proposals applied for.; Our only concern is that we can see no information within the application to indicate the location of cabling... we trust that a direct route requiring the shortest possible trench will be used.; Should the Committee be minded to approve the application, we would ask for a condition requiring any groundworks to be undertaken with archaeological supervision...
Conditions requested: condition requiring any groundworks to be undertaken with archaeological supervision
German Parish Commissioners
No CommentI note you require comments on the above property before my Commissioners next meeting therefore I would be grateful if you would defer this application in order that the Board have an opportunity to comment.
Knocksharry House
ObjectionThe countryside and its ecology will be protected for its own sake.; Clearly, there is no national need for this development and it is not essential.; if this proposal is permitted then I do not see what stops every field being converted into a solar panel estate.; The objections I raised November 16th, 2021 remain. Further, I note there is a discrepancy in the plans between rows of 8 or12 panels even at this late stage.
The Grange
ObjectionEnvironment Policy 1 seeks that development in the countryside should not adversely affect the countryside, and for which there is no reasonable and acceptable alternative. We feel the latter has not been evidenced within the submitted documentation.; At the very least a survey needs to be undertaken to understand the current wildlife and bio-diversity in the area...; the exact layout, including the make up of the total dimensions, needs to be clarified in order to give certainty.; the supporting information document page 5 ‘System Datasheet’ advises the ‘application area’ is suitable only for roof mounted applications, this does not match the proposed installation.
Conditions requested: survey needs to be undertaken to understand the current wildlife and bio-diversity
Knocksharry Farm
ObjectionThe plans state that this application is for a 36 panel solar array, but also that they are to be arranged as three rows of eight... This requires clarification.; Whilst we support the need to protect our climate, we do not believe this should be at the expense of the wider environment, and are concerned that this development could set a concerning precedent.; There would appear to be ample space to install the array within the existing domestic curtilage. Simply moving the array to the other side of the current boundary fence... would appear to achieve this...
The original application for 36 ground-mounted solar PV panels and 1m timber fence in Field 314194, Ramsey Road, Peel was approved by the Planning Committee on 25 April 2022 following a site visit. Neighbours at The Grange appealed, arguing conflict with Environment Policies 1 and 2, inadequate visual impact assessment (especially from Switchback Road), loss of agricultural land, biodiversity harm, and lack of essential need. The Planning Authority and applicants defended the approval citing no harm to landscape character due to screening/topography, optimal solar gain location with no reasonable alternatives, support from Climate Change Act, and no material amenity impacts. The inspector conducted a site visit and inquiry on 19 October 2022, finding no harm to countryside character, living conditions, or other matters; national need via climate policies justified the countryside location; recommended dismissing the appeal to uphold approval on 5 February 2023 with conditions.
Precedent Value
Small domestic ground solar arrays can be justified in countryside/AHLV where no visual harm (screened/low), optimal need demonstrated, and climate policies provide overriding national need; each case merits-based, not precedent-setting; conditions essential for acceptability.
Inspector: Mrs Jennifer Vyse DipTP, MRTPI, DipPBM
