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                                      22/01314/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 22/01314/B Applicant : Lanz Investments Limited Proposal : Installation of photovoltaic panels on flat roof of existing office building Site Address : Park House Isle Of Man Business Park Douglas Isle Of Man IM2 2SA

Senior Planning Officer: Mr Jason Singleton Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 28.11.2022 __

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.

This application has been recommended for approval for the following reason. The proposal is considered to comply with GP2 and Energy policy 4 of the Isle of Man Strategic Plan 2016 not having any significant impacts upon the neighbouring amenities.

Plans/Drawings/Information;

This decision relates to drawings and information submitted on 24 October 2022, referenced; 297/020, 297/002; 297/001 __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE

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                                      22/01314/B                                     Page  2  of  4

1.1 The application site is the curtilage of a detached office building located within a small cluster of commercial buildings, nursey, shop, pub/restaurant and car sales garage. The building is currently going through refurbishment and an upward extension (see planning history) that sits to the west of the highway to the rea of the car parking forecourt.

2.0 THE PROPOSAL 2.1 Proposed is the installation of a number of Photovoltaic panels on flat roof of existing office building. The panels would cover the majority of the flat roof and installed on an angle for optimum benefit.

2.2 The agent notes; "The building is currently being remodelled and, if the proposed PV panel installation is Approved then the installation will be undertaken towards the end of the current construction phase, thus avoiding the need for separate scaffolding and reducing any impact or inconvenience on the surrounding area and the neighbours".

3.0 PLANNING POLICY 3.1 The site lies within an area zoned as 'Industrial' on the Area Plan for the East (Map 4 Douglas), and the site is not within a Conservation Area. The site is not at risk from flooding nor are there any Registered trees on the site. The site is also not within a Registered Tree Area. As such, the following Strategic Plan policies are considered relevant:

3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application;

Strategic Policy 1 General Policy 2 Energy Policy 4

3.3 The Strategic Plan also provides guidance on the installation of renewable energy apparatus:

"12.2.8 "The Department is fully supportive of the need to secure greater energy efficiency in new and existing development ...At the same time, the Department recognises that renewable energy sources can have adverse environmental impacts. ...There may also be other impacts such as noise... The Department will assess any proposals ... by weighing the benefits of using such renewable energy sources against the environmental impact arising in any particular site."

3.4 Residential Design Guide 2021.

4.0 PLANNING HISTORY 4.1 21/01108/B - Extend second floor of existing office building to create additional staff amenity space and remove external porch. Approved.

5.0 REPRESENTATIONS 5.1 Braddan Parish Commissioners (04/11/22) No objection

5.2 Highways Services (11.11.22) No objection

6.0 ASSESSMENT The main issues to consider in the assessment of this planning application are; (i) Principle (GP2, EP4, SP1) (ii) Visual Impact (GP2) (iii) Neighbouring amenity (GP2, EP22)

Principle

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6.1 The principle of the proposal would be aligned with the sustainable objectives of the Strategic Plan and the more recent Climate Change Bill (yet to be appointed) which encourages the provision of renewable energy of which Photovoltaic panels would fit within the use. Furthermore, the principle of the installation of an alternate form of energy production would be acceptable use on the roof on this site, and would accord with the requirements of Energy Policy 4 and Strategic Policy 1.

Visual Impact 6.2 The inclusion of photovoltaic panels on the flat roof is to produce electricity and would not be considered to impact on the general appearance of the building and would help to reduce the overall energy consumption and demands on mains electricity supply.

6.3 These roof panels would not readily be visible from the street scene or from the surrounding area given the height of the building and any views from ground level are likely to be at an angle. Any views would be read in the appropriate context of the property and the wider area as an industrial estate where they would not look out of character. It is also noted permission has been given for similar roof mounted installation at the Manx telecom Head quarters (21/00273/B) and to the car parking area of Zurich House (21/01227/B).

6.4 Given the nature of the site and the building the panels being located on the flat roof at approx. 3 stories high is not expected to give concern to any potential glare that would have an adverse impact on the surrounding area or those using the building or estate. As such this aspect is deemed acceptable with GP2(n) and EP4.

Neighbours impact 6.5 In terms of any adverse impact upon the neighbouring properties, given the level and scale of the proposal and the siting on the flat roof, it is not considered to have any detrimental impact upon those neighbouring commercial buildings or their uses. As such this aspect would conform the GP2g and EP22.

7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties and has been designed to comply with general policy 2, and Environment Policy 4 of the Isle of Man Strategic Plan 2016.

8.0 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 __

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I can confirm that this decision has been made by a Principal Planner 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: 01.12.2022

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

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