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22/00408/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00408/B Applicant : Mr Gary Hewitt Proposal : Erection of Renewable Energy Generation equipment comprising a 40kW ground mounted Photovoltaic solar panel array Site Address : Narradale West Farmhouse Field 131931 Narradale Sulby Isle Of Man IM7 2HA
Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 25.07.2022 __
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. 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.
C 3. 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.
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Timetable for implementation
The development shall be carried out in strict accordance with the approved CEMP.
Reason: In order to protect biodiversity during construction.
C 5. 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.
C 6. 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.
This application has been recommended for approval for the following reason. Overall, it is concluded that the planning application is in accordance with Environment Policy 22 and Energy Policy 4 of the Isle of Man Strategic Plan 2016, as well as wider Government climate change strategy, having no adverse private or public amenities.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 4th April 2022; o Drawing No. 643-2 o Drawing No. 643-5 o Ground Anchor Detail
This decision also relates to Drawing No. 643-3a, received on the 19th May 2022 and also to an email dated 8th June 2022 which is regarding an ecological method statement. __
Interested Person Status - Additional Persons
None __
Officer’s Report
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22/00408/B Page 3 of 6
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AS IT COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN BUT RECOMMENDED FOR AN APPROVAL
THE APPLICATION SITE 1.1 The application site is within the curtilage of Field No. 131931 which is situated adjacent to Narradale West Farmhouse, Narradale, Sulby. The site is situated South West Narradale and South of Sulby. The property is accessed off a small lane which is situated between Narradale West and Cronk Aalin Farm.
1.2 The land of the site falls from South to North and is surrounded by mature hedging and trees along the boundary line.
THE PROPOSAL 2.1 The current planning application seeks approval for the erection of a 40kw ground mounted solar PV system comprising of three 19m by 3.060m by a height of 2.35m panels. The solar panels are proposed to be Longi 375Wp panels model number LR4-60HIH-375M. The panels will be mounted to the ground via a metal structure which will be anchored to the ground.
2.2 Each panel of solar panels will be separated by 3m.
2.3 The original application included a wind turbine which was removed from the application due to comments from DEFA Ecosystems.
PLANNING HISTORY 3.1 There are two applications which are relevant to the assessment of this application;
PLANNING POLICY 4.1 The site lies within an area zoned as "not zoned for development" and an "Area of High Landscape or Coastal Value and Scenic Significance" on the 1982 Development Plan, North Map. The site is not within a Conservation Area or a Flood Risk Zone.
4.2 STRATEGIC PLAN 4.2.1 Given the nature of the land zoning and the proposal the post relevant Strategic Policy would be Paragraph 12.2.8 in connection with Energy Policy 4 which seeks that alternative sources of energy will be subject to the policies as set out in the Strategic Plan, this is then followed by Environment Policy 22 which sets out that development will not be permitted if it unacceptably harms the environment or amenity of neighbouring properties.
4.2.2 The following Strategic Polices are also relevant in the assessment of this application, Strategic Policy 1 which seeks that development should make the best use of resources, General Policy 2 which sets out general Development Control considerations, General Policy 3 which sets out exceptions for development within land not zoned for development, Environment Policy 1 which seeks that the countryside and it's ecology will be protected for its own sake, Environment Policy 2 which seeks that development within Areas of High Landscape or Coast Value and Scenic Significance is done not to harm the character and quality of the landscape and Environment Policy 14 which seeks that the loss of agricultural land will not be permitted unless there is an overriding need or the land is lower quality.
4.3 OTHER MATERIAL CONSIDERATIONS 4.3.1 Also relevant to the assessment of this application is the Isle Of Man Future Energy Scenarios (2020), in which the Isle of Man Government launched its Future Energy Scenarios Strategy to determine the pathways to meet the following:
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"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."
4.4 OTHER APPLICATIONS 4.4.1 Ground Mounted Solar Panels are becoming increasingly popular with the following applications being approved in recent years; PA22/00419/B - Installation of 14 ground mounted solar PV panels PA21/01311/B - Installation of ground mounted solar array. PA21/01315/B - Installation of ground mounted solar panels and timber fence PA18/00453/B - Installation of a heat pump and ground mounted solar panels
REPRESENTATIONS 5.1 The following representations can be found in full online, below is a short summery;
5.2 Highway Services have considered the proposal and have no highways HDC interest. (14.04.22, 26.05.22 & 22.06.22)
5.3 Lezayre Parish Commissioner have considered the application and (5.05.22 & 6.06.22)
5.4 DEFA Ecosystems have considered the application and have requested that some conditions be attached regarding method statement and following through (05.05.22 & 30.06.22)
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
6.2 PRINCIPLE 6.2.1 In the first instance the principle of the development needs to be address. The field itself is a site which is not designated for development and is a site which lies in the countryside where development is restricted, in order to protect the countryside for its own sake. Whilst General Policy 3 allows for some exceptions within the countryside the proposed solar panels do not fit within any of these categories.
6.2.2 Whilst this is the case, the Strategic Plan has policies regarding renewable energy which is then re-confirmed within the Isle of Man Future Energy Scenarios (2020). This means that when accessing the acceptability of the principle of the proposal the Strategic Policies for renewable energy has to be weighed against the Strategic Policies for protecting the countryside.
6.2.3 The proposal within this application is relatively small in relation to the whole site with the panels having the potential to create enough solar gain to help provide a substantial amount of renewable energy for the property, as such it is considered that the installation of the solar panels at the site would accord with the general support given to the introduction of renewable and alternative energy sources and would comply with Paragraph 12.2.8 and Energy Policy 4 of the Isle of Man Strategic Plan 2016.
6.2.4 Whilst the principle is acceptable it is necessary to assess whether solar panels within this site would be acceptable.
6.2.5 The site itself is situated to a sheltered part within the overall property's boundary, with views of the area from the surrounding properties and beyond being unlikely.
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6.2.6 The proposed installation of solar panels would not alter this land designation and there are certain livestock which can still be grazed within a field with ground based solar panels, this is called solar grazing, these generally tend to be laid back and smaller grazers such as sheep, goats and chickens, of which there are several sites in the UK and beyond which are already doing this. As such the proposal would comply with Environment Policy 14.
6.3 CHARACTER AND APPEARANCE 6.3.1 Due to the proposal and the site, it is necessary that regard is given to the reasonableness of the scale and siting of the proposed solar panels and how they could affect the overall openness and ruralness of the surrounding area.
6.3.2 It should be noted that that the land can still be used for agriculture, as such the installation of solar panels would not alter the land designation, with there being certain livestock which can be grazed within a field with ground based solar panels. This is called solar grazing, these generally tend to be laid back and smaller grazers such as sheep, goats and chickens, of which there are several sites in the UK and beyond which are already doing this. As such the proposal would comply with Environment Policy 14.
6.3.2 The proposed site for the solar panels is situated within an area which is unlikely to be seem, taking into account the above information and noting that with the world moving forward on renewable energy, ground solar panels are become increasingly popular and are already popular in certain places around the world. As such notwithstanding the information within Paragraph 4.3.11 in connection with Strategic Policy 5, on balance it is deemed that the proposed solar panels will have a minimal impact upon the character and appearance of the site and as a whole.
6.4 ECOLOGY 6.4.1 The site itself has been flagged as a high ecology area as per the representation from DEFA Ecosystems as such, it is necessary to assess whether there would be an impact from the works. The removal of the proposed wind turbine has helped assist in the site having a low impact upon the ecology of the area as such the impact upon ecology from the solar panels is considered to be minimal and not sufficient enough to warrant refusal of the scheme.
6.4.2 Whilst this is the case, conditions should be attached to the application to make sure that there is a minimal impact upon the ecology.
6.5 OTHER MATTERS 6.5.1 From the information supplied within this application, it can be seen that the agricultural barn is to be used to store some of the machinery for the solar panels. Conditions have been attached to the original application for the barn, PA21/00516/B, which state that the barn is to just be used for agricultural purposes, because the proposal is for the main dwelling, this is not counted as agricultural and needs to be assessed on whether the proposal will invalidate the conditions attached.
6.5.2 Further information was requested from the agent on behalf of the application, which stated that they were to have a "solar photovoltaic grid tie inverter" sized at 750mm cube and that there will be associated protection switches and space left to circulate air.
6.5.3 Overall taking into account the size of the barn and the size of the equipment, it is deemed that the proposed works would not impact the agricultural use of the barn, and as such is deemed acceptable.
CONCLUSION 7.1 Overall the openness and rural character of the countryside is not expected to be undermined as a result of the proposed solar panels, as such the proposal complies with Environment Policy 1 & 22 and Energy Policy 4.
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7.2 It is recommended that the planning application be approved.
INTERESTED PERSON STATUS 8.1 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.
8.2 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 confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Committee Meeting Date: 08.08.2022
Signed : V WILSON Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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