**Document:** Officer Planning Report **Application:** 07/01356/B — Extension to agricultural building and installation of a wind turbine **Decision:** Permitted **Decision Date:** 2007-11-27 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/83507-michael-field-no-220673-224221-extension/documents/1505123 --- # Officer Planning Report [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations ### Officer's Report #### The Application Site The application site is part of field No 220673 and 224221, Bollyn Road, Ballaugh, which is located on the western side of the Bollyn Road and northwest of Ballaugh Village. #### Planning Policy The application site is within an area recognised as being an area of 'white land' not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, however the site is within an area zoned High Landscape or Coastal Value and Scenic Significance. - Isle of Man Planning Scheme (Development Plan) Order 1982 - The Isle of Man Strategic Plan (20th June 2007) – General Policy 3 & Environmental Policy 2 [Table omitted in markdown export] Re-siting of dwelling as approved under 06/02199/B - 07/01945/R – PENDING CONSIDERATION Erection of an agricultural dwelling - 06/02199/B - APPROVED Approval in principle for the erection of an agricultural workers dwelling (Re-submission of 04/00443) (06/00419/A) – Refused on the grounds that:- 1. The proposed residential development would be contrary to Planning Circulars 1/88 and 3/88 in that by reason of the siting of the proposed development it would have a detrimental effect on the character and appearance of the area which is an Area of High Landscape and Coastal Value and Scenic Significance; and will diminish the openness, character and quality of the surrounding area which would cause demonstrable harm to the visual amenities of the locality. Note: This refusal is without prejudice to a new application proposing a site nearer to the existing barn. Approval in Principle for the erection of an agricultural dwelling on one of two sites - 04/00443 - REFUSED Erection of a sheep shed/store - 03/00594/B – APPROVED ### Proposal The application proposes the extension to agricultural building and installation of a wind turbine ### Representations Ballaugh Parish Commissioners have no objection to the extension but object to the wind turbine on the following grounds:- Consider the proposed wind turbine will be highly visual when viewed from the sea from the west side and therefore will have a detrimental visual impact on the surrounding environment. Highways Division:- Do not oppose Manx National Heritage:- We have considered the above planning application and are responding to the proposals on behalf of the Trustees of Manx National Heritage. While not objecting to this application, Manx National Heritage would draw the Committee’s attention to the siting of the proposed wind turbine. In view of the recent round of planning applications in connection with new telecommunications masts, and the Committee’s attention to the effect of these in the Manx landscape, we would ask the Committee to consider the appropriateness of locating this 9 metre tower in the open countryside. Manx National Heritage would be pleased to be involved in any discussions which may arise in order to prevent unnecessary proliferation of masts in the much valued Manx countryside. We have received no privately written representations objecting to the application. ### Assessment Starting with the extension, the existing barn whilst being substantial, it is quiet well screened from the Bollyn Road due to the 2 metre high sod banking/hedging which runs along the entire length of western side of the road. Even from a distance, viewing from The Cronk which is to the north of the site, the barn is not a prominent feature upon the landscape (see photo 1). Taking these factors into consideration and as the proposed extension is proposed to be smaller in height than the existing; I consider the proposed extension to be acceptable. I consider from the objection and comments the proposed wind turbine is the area of concern with this application. The proposal would have a height of 9 metres and would be located approximately 60 metres north of the existing barn. The turbine is galvanized steel grey and the blades are black. The applicant has stated that the position has been chosen "to minimise impact while maximising wind collection effect from the sea". The turbine does not produce noise levels above the ambient wind noise. The proposal would contribute to reducing CO2 emissions and would save in itself an estimated 6210kg of CO2 emissions per annum. I consider from a distance the proposed wind turbine would not be highly visible. As stated previously from The Cronk, I do not consider a single mast would be noticeable. The existing barn and approved dwelling will have more of a visual impact upon the landscape than the wind turbine would have, especially as the tower of the turbine would only have a maximum width of 0.4 metres. Viewing the turbine from the Bollyn Road, again I consider would have little visual impact, as indicated previously the boundary treatment along the western side of the road is substantial and in most part would screen any view of the turbine. When in part the turbine can be seen, I consider the view would only be a fleeting view, and not one which would have a significant impact. From the sea/beach, the mast is located approximately 450 metres from the cliff face which has a height of approximately 30 metres. I consider when walking along the beach within close proximately I consider the turbine will not be visible at all due to the differences in ground levels. Additionally when viewing the turbine from the distance I would argue the same point as before, that due to the width of the turbine and due to the land mass, seeing the turbine would be difficult and you are more likely to notice the existing structures in the surrounding area. ### Recommendation For these reasons the proposals would be appropriate in these locations and therefore my recommendation is for an approval. ### Party Status I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: - Highly Parish Commissioners - Highways Division - Manx National Heritage ### Recommendation Recommended Decision: Permitted Date of Recommendation: 09.11.2007 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to the submitted documents and drawings 300-01 and 300-02 all received on 18th July 2007. C 3. The building must only be used for agricultural purposes. C 4. The external finishes of the extension must match those of the existing building in all respects. C 5. In the event of the wind turbine erected under this approval becoming redundant they must be taken down along with all ancillary infrastructure and be removed from the site within 3 months of the cessation of use and the land restored back to agricultural use. C 6. The wind turbine is to be finished with a colour coated grey colour. N 1. If the applicant requires to connect any private generation to the Manx Electricity Authority electricity supply they must make an application to the Manx Electricity Authority as soon as possible. The implications due to the location of any such installations need early consideration and they must conform to the appropriate standards as set down for embedded generation. Contact the Manx Electricity Authority Planning Department (Tel. 687781). I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer) Decision Made : Permitted Date: 14/07 Signed: M. I. McCauley Director of Planning and Building Control --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/83507-michael-field-no-220673-224221-extension/documents/1505123*