9 August 2022 · Planning Committee
Field 131931, Narradale Road, Narradale, Sulby, Isle Of Man, IM7 2ha
The proposal involves erecting three rows of solar panels, each 19m long by 3.06m wide and 2.35m high (Longi LR4-60HIH-375M model), separated by 3m gaps, on metal ground anchors within Field 131931 adjacent to Narradale West Farmhouse.
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The officer assessed the principle of development in unzoned countryside, noting it does not fit General Policy 3 exceptions but is supported by Energy Policy 4 and Paragraph 12.2.8 of the Strategic P…
Environmental Policy 22
Prohibits development unacceptably harming the environment or neighbouring amenity. Officer found no adverse impacts on amenity or environment with mitigations, complying overall.
Energy Policy 4
Supports alternative energy sources subject to Strategic Plan policies. Small-scale array for farm use accords with this and Paragraph 12.2.8, outweighing countryside restrictions.
General Policy 3
Allows exceptions for development in unzoned land; solar panels do not fit categories, but renewable energy policies provide overriding justification.
Strategic Policy 1
Requires best use of resources; renewable energy generation supports this.
General Policy 2
General development control considerations; proposal meets these with no unresolved issues.
Environment Policy 1
Protects countryside and ecology; minimal impact and conditions ensure compliance.
Environment Policy 2
Prohibits harm to Areas of High Landscape Value; sheltered siting minimises visual effect.
Environment Policy 14
Restricts loss of agricultural land unless overriding need; solar grazing allows continued use.
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.
Decommissioning
In the event that the solar panels and the support units hereby approved are no longer used or required for renewable and alternative energy generation for a period exceeding 12 months, they shall be removed and the ground restored to its former condition within 6 months following the 12 month period. 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.
Plans compliance
The solar panels and base 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.
Construction Environmental Management Plan
No works in connection with the development hereby approved shall commence unless a Construction Environmental Management Plan (CEMP) has been submitted to and approved in writing by the Department. The CEMP shall include, but not necessarily be limited to: details of where the solar arrays and cables are to be placed, turf removal/re-laying methods, checks for orchids/birds/frogs, mitigation if found, timetable. The development shall be carried out in strict accordance with the approved CEMP. Reason: In order to protect biodiversity during construction.
Specific panel model
The only model of solar panels that can be installed are the LR4-60HIH-375M solar panels. 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.
Post-development management strategy
Prior to commencement a post development management strategy shall be submitted to and approved by the Department. The post development management strategy should include measures to mitigate against the loss of grassland and a timescale for implementation - and should include details of a long-term management regime for the remaining species-rich grassland. The development shall not be carried out unless in accordance with the approved details. Reason: In order to protect and enhance biodiversity in the environment.
no highways HDC interest
considered the application (no objection implied)
requested conditions regarding method statement and follow-through
Ecosystem Policy Officer strongly objected to the original proposal including a wind turbine due to ecological impacts but welcomed its removal and recommended conditions for the solar array; Highways had no objection; Lezayre Parish Commissioners objected to the wind turbine but supported the solar panels after its removal.
Key concern: detrimental impacts including direct mortality on Isle of Man and UK red listed bird species of highest conservation concern and rare habitats from wind turbine
Ecosystem Policy Officer (DEFA)
ObjectionThe Ecosystem Policy Team strongly object to this application because of the highly likely detrimental impacts (including direct mortality) on Isle of Man and UK red listed bird species of highest conservation concern and rare habitats, for which we do not believe that mitigation is possible.; we recommend that this application is refused.; The Ecosystem Policy Team welcome the removal of the wind turbine from this application, which was our major concern.
Conditions requested: A Preliminary Ecological Appraisal (PEA), adhering to CIEEM (2017) Guidelines for Preliminary Ecological Appraisal 2nd edition, as well as any additional protected species surveys as determined by the PEA; Breeding, wintering and activity surveys for birds in field 131931 and a suitable sized buffer area; Bat activity surveys in field 131931 and a suitable sized buffer; Detailed plans showing the exact location of the turbine and distance from the nearest hedge
Ecosystem Policy Officer (DEFA)
Conditional No ObjectionIn order to ensure that damage to the species rich habitat in this area is avoided, we recommend conditions on approval to secure the following
Conditions requested: The responsible working methods for the placement of the solar arrays and cable. Measures numbered 2-5 within the email to Planning dated 8th June 2022, namely: careful removal and relaying of species rich turfs along the cable route, no use of machinery on the meadow apart from in the solar array working area, checks for orchids, birds and frogs; The ongoing responsible management measures for the species rich grassland, to mitigate against the loss of grassland for the placement of the array. Measure number 1 within the email to Planning dated 8th June 2022, namely: management of the grassland via seasonal grazing or hay cutting, with no use of chemicals on the fields
Highway Services Division
No Objectionthere is no Highways HDC interest (NHI) in: 22/00408/B
Highway Development Control
No ObjectionHighways Development Control notes the amendments and change to the description of the planning application uploaded on 19 May 2022 and continues to apply no highway interest to this revised proposal.
Highway Development Control
No ObjectionHighways Development Control notes the additions uploaded on 20 June 2022 and continues to apply no highway interest to this proposal.
Highway Development Control
No ObjectionHighways Development Control notes the additions uploaded on 25 July 2022 and continues to apply no highway interest to this proposal.
Lezayre Parish Commissioners
ObjectionRefused Unanimous The Commissioners would be in support of the installation of Solar Panels, but do not support the Wind Turbine as see this as blot on the landscape.
Lezayre Parish Commissioners
SupportThe Commissioners are pleased to see the wind turbine removed. Other comments made still stand regarding the use of the agricultural building.
