22 December 2025 · Planning Committee
New Dwelling, Ballamodha Straight, Ballasalla, Isle Of Man, IM9 3ep
The proposal involves installing a 42m x 3.212m ground-mounted solar array with 74 panels, each 1.134m x 1.762m and up to 2.027m high, fixed on concrete pads within a 53m x 5.3m gravelled area enclosed by post and wire fencing in Field No. 435025, north of Duxbury House.
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The proposal conflicts with General Policy 3 and Environment Policy 1 as it introduces development into countryside not zoned for development and outside listed exceptions, reinforced by Strategic Pol…
Energy Policy 4
Supports development involving alternative energy sources like solar PV, judged against environmental policies. Officer found principle acceptable due to alignment with policy and climate goals, providing 'overriding national need' despite countryside location, as small-scale array generates renewable energy for the property without unacceptable environmental harm.
Environment Policy 1
Seeks to protect countryside and ecology for its own sake. Proposal conflicts as unwarranted intrusion if non-operational, but acceptable exceptionally for sustainable energy with decommissioning condition; minor visual change does not unacceptably harm rural character.
General Policy 3
Presumes against development outside zoned areas except listed cases; ground-mounted PV not an exception. Overridden by renewable energy need under Energy Policy 4 and climate legislation, as small-scale proposal on wider holding meets national decarbonisation imperatives with no reasonable alternative.
Environment Policy 22
Development not permitted if unacceptably harming environment or neighbour amenity. Visual/amenity impacts minor due to screening, orientation, distance (25m to neighbour), and low traffic views; no unacceptable harm.
Environment Policy 4
Requires renewables assessed against environmental safeguards, avoiding biodiversity harm. No designations, protected species, or significant impacts; minimal soil disturbance from concrete pads/gravel acceptable with decommissioning.
Environment Policy 14
Loss of agricultural land not permitted without overriding need. Class 3 soil, small area (53x5.3m in larger field), land remains grazable (solar grazing compatible); overriding renewable need justifies.
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 and restoration
In the event that the development ceases to operate for a continuous period exceeding 12 months, all solar panels, support structures, and associated infrastructure shall be permanently removed from the site within 6 months of their last use, and the land shall be restored to a condition suitable for agricultural use. A restoration plan, including detailed implementation steps and timescale, shall be submitted to and approved in writing by the Department within one month of the end of the 12-month period of non-operation. The approved restoration plan shall be implemented in accordance with the approved details. Reason: The structures have been approved exceptionally to meet a sustainable energy need. Their retention beyond operational use would result in an unwarranted intrusion into the countryside, contrary to General Policy 3 and Environment Policy 1 of the Strategic Plan.
Shin Hene, a neighbouring resident, has no objection in principle to the solar array but objects to its proposed location due to its height and proximity to their home.
Key concern: proposed location too close to neighbouring home
Shin Hene
ObjectionI have no objection to the solar array in principal. However I do object to the proposed location.; Placing the panels which stand over two metres tall means they will tower over my home at over three metres.; The grounds attached to Duxbury House are extensive so I can see no reason why the Solar array should be located so close to my home when it could be positioned further away and possibly further back.
