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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/01489/B Applicant : Manx Utilities Proposal : Installation of two Air source heat pump Site Address : Lakeside Patrick Road St Johns Isle Of Man IM4 3BP

Planning Officer: Mr Paul Visigah Photo Taken : Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 16.02.2022 __

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 only model of the Air Source Heat Pump that can be installed is the Ecodan R32 Monobloc Standalone PUZ-WM112VAA (-BS).

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. The Air Source Heat Pump must be installed according to the plans and supporting information 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.

This application has been recommended for approval for the following reason. The proposal is considered to accord with General Policy 2 (n), Environment Policies 1 and 2, and Energy Policy 4 of the Isle of Man Strategic Plan, as well as wider Government Climate Change Strategy.

Plans/Drawings/Information; This approval relates to the Location Plan, Site Plan, Existing Elevations, Proposed Elevations, Location Photo, Product Information, and Sound Report received 8 December 2021.

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Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE 1.1 The site is the curtilage of Lakeside which sits on the northern side of the A30 Patrick Road which links St. John's with the hamlet of Patrick. The house is situated about 209m from the road and accessed via a long driveway which curves around the trees and the large lake which is close to the site frontage.

1.2 The dwelling is not publicly visible from Patrick Road, being screened by existing trees which surround the site and along long stretches of Patrick Road. The site is heavily treed, particularly along the southern and eastern boundaries of the site, and along the western boundary to the large lake on site. The site contains a fish farm, with the large pond and other smaller pond covering up a greater proportion of the site.

1.3 Access to the site is via a bridge over the River Neb which connects the highway with the long driveway serving the site.

1.4 The property is situated at considerable distance from all its neighbours, with the nearest neighbour 'Inglenook' situated about 173.4m south of the application site, separated by the highway, large areas of mature landscaping and pond.

2.0 THE PROPOSAL 2.1 The application seeks planning approval for the installation of two air source heat pumps. The two air source heat pumps would be situated to the rear of the dwelling (within the partly enclosed rear yard) and be approximately 500mm from the rear elevation of the dwelling and 5m from the outbuilding situated at the rear of the main dwelling. The ASHPs would replace the existing fossil fuel oil fired boiler for the property. The air source heat pumps would be 11.2kW PUZ WM112VAA models.

2.2 Noise levels provided by the product specifications submitted indicate that the noise emitted by the unit would be 45dB @ 1 metre.

2.3 The applicant has also provided additional information in the form of a sound report for the scheme which states that the scheme would pass the sound tests at 41 dB from the closest assessment point (which is below the recommended tolerance level which is 42dB).

2.4 Given that the proposal would pass the required tolerance level, the scheme would have passed for permitted development. Albeit, two ASHP's would be installed and as such the scheme would fail part e (Class 24A) of the permitted development Order which states: "only one pump may be installed on a property - additional pumps at the same property require an application for planning approval".

3.0 PLANNING POLICY 3.1 The site lies within an area of High Landscape Value and Scenic Significance not designated for a particular purpose on the 1982 Development Order, and the site is not within a Conservation Area. The site is considered to have low surface water flood risk. There is no registered tree on the site, and the site is not within a registered tree area, although the entire eastern boundary of the site abuts a registered tree area.

3.2 Paragraph 12.2.8 of the Isle of Man Strategic Plan 2016 states, "The Department is fully supportive of the need to secure greater energy efficiency in new and existing development and has recently introduced additional energy efficiency requirements in the Building Regulations 2003. Energy efficiency and the use of renewable energy sources are covered in General Policy 2(m) of

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the Building Regulations. At the same time the Department recognizes that renewable energy sources can have adverse environmental impacts. The idea of a wind turbine Installation is currently being investigated and considered by the Manx Electricity Authority. Any feasible site is likely to be exposed and have considerable visual impact. There may also be other impacts such as noise. On a smaller scale, the popularity of domestic wind turbines has been increasing in recent years in response to rising energy prices and increasing awareness of climate change. Planning applications for domestic wind turbines are unlikely to require the submission of an Environmental Impact Assessment. The Department will assess any proposals for wind turbine installations by weighing the benefits of using such renewable energy sources against the environmental impact arising in any particular site. It is likely that the visual impact would be less detrimental on a coastal site than on a rural or upland one. Accordingly:

3.3 Environment Policy 22 of the Isle of Man Strategic Plan 2016 states: "Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: i) pollution of sea, surface water or groundwater; ii) emissions of airborne pollutants; and iii) vibration, odour, noise or light pollution."

3.4 Energy Policy 4 of the Isle of Man Strategic Plan 2016 states: "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".

3.4.1 Appendix 5 of the Strategic Plan identifies developments where an EIA is required. It states in part: (c) Energy industry i. Thermal power stations and other thermal installations ii. Surface storage of natural gas iii. Underground storage of combustible gases iv. Surface storage of fossil fuels v. Industrial briquetting of coal and lignite vi. Installations for the harnessing of wind power for energy production

3.4.2 There is no reference made to the installation of solar panels within appendix 5. The scale is also not considered to be significant enough to warrant an EIA in any case, and the site is not a sensitive site as stated in paragraph 3.1 of this report.

3.5 Other relevant Strategic Plan Policies include: 3.5.1 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (f) building and engineering operations which are essential for the conduct of agriculture or forestry".

3.5.2 Environment Policy 1 protects the countryside and its ecology.

3.5.3 Environment Policy 2 seeks to protect the character and quality of the landscape, particularly in AHLV.

3.5.4 It will also be vital to consider General Policy 2 in the assessment of the application given that the site already has an established residential use. Parts b, g and h are particularly relevant.

3.7.1 General Policy 2 states:

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"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:

(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality; (n) is designed having due regard to best practice in reducing energy consumption."

4.0 OTHER MATERIAL CONSIDERATIONS 4.1 Isle Of Man Renewable Heating Scenarios (January 2022): 4.1.1 Key Targets: o To achieve 100% of Heating from Renewable or Carbon Neutral Sources by 2050;

o To Develop a Fuel Sourcing Strategy (that considers the fuel requirement of each scenario alongside land requirements (especially for biomass), the technical and economic risks associated with dependency on biofuels, the demand from other sectors, and the effects of relying on indigenous production or importation); and

o Ensure a Fair & Equitable (Just) Transition

5.0 PLANNING HISTORY 5.1 None of the previous planning applications are considered relevant in the assessment and determination of the current application.

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

6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is 'No Highway Interest' in the letter dated 31 December 2021.

6.2 Patrick Parish Commissioners have stated that they have no objection to the application in a letter dated 27 January 2022.

6.3 No comments have been received from neighbouring properties.

7.0 ASSESSMENT 7.1 In assessing the current scheme, it is considered that the installation of the two air source heat pumps at the site will accord with GP2 (n) in respect of non-renewable energy consumption and the general support in the Strategic Plan for the installation of renewable energy installations. Their introduction here is expected to help contribute to the overall operation and energy efficiency of the site. In this respect the proposal is considered to comply with paragraph 12.2.8 and Energy Policy 4 of the Strategic Plan. 7.2 In terms of visual impact the site is fairly isolated and well screened by the existing trees on site, with exception to those persons employed at or taking part in activities at the site (to support the fish farm), therefore general views from a public perspective are expected to be limited. Besides, the apparatus proposed are modest in size and would replace the previously existing boiler - it is likely that the visual impact would be low given the positioning at the rear of the dwelling and within a partly enclosed rear yard, and not visible from any public vantage point or highway. Moreover, their 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 their installation would be considered sufficient enough to outweigh any visual concerns should there have been any. In this respect the proposal accords with GP2 (b, c, & g).

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7.3 In terms of noise impact, the sound pressure level of the heat pumps at 45dB @ 1 metre would not be significantly different than that expected from an outdoor oil boiler. For reference, 50dB is similar to the noise generated by light traffic, 60dB that of normal conversation or an air conditioner. There will be a background noise generated but this is not considered likely to have a detrimental impact on the amenity of the neighbours given the distances from each neighbouring property in excess of 170 metres. This element of the scheme would comply with Environment Policy 22 of the Strategic Plan.

8.0 CONCLUSION 8.1 The proposal is considered to accord with the aforementioned policies of the Isle of Man Strategic Plan and is recommended for 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 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 Director of Planning and Building Control 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 : 01.03.2022

Determining officer Signed : J CHANCE

Jennifer Chance

Director of Planning and Building Control

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.