**Document:** DEC Officer Report **Application:** 23/00354/B — Proposed installation of Solar Photovoltaics (PV) to roof of approved development **Decision:** Permitted **Decision Date:** 2023-06-02 **Parish:** Rushen **Document Type:** report / officer_report **Source:** https://planningportal.im/a/10137-rushen-spaldrick-house-installation-roof/documents/967911 --- # DEC Officer Report ## PLANNING OFFICER REPORT AND RECOMMENDATION **Application No.:** 23/00354/B **Applicant:** Mr David Wormald **Proposal:** Proposed installation of Solar Photovoltaics (PV) to roof of approved development **Site Address:** Spaldrick House Bradda Road Port Erin Isle Of Man IM9 6PQ **Planning Officer:** Mrs Vanessa Porter **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 26.05.2023 ## 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. For the avoidance of doubt the solar panels hereby approved are required to be integrated solar panels (in-roof solar panels) installed so they run flush with the external roof plane rather than being installed on top of the roof tiles/slates. Reason: in the interests of visual amenities of the individual site and the surrounding area This application has been recommended for approval for the following reason. The proposal is considered to be acceptable by not resulting in any new or increased impact to the visual amenity of the surrounding streetscene or neighbouring properties and as such the proposal is considered to accord with General Policy 2, Paragraph 12.2.8, Environment Policy 22 and Energy Policy 4 of the Isle of Man Strategic Plan, as well as the wider Government climate change strategy. Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 23rd March 2023; - o Drawing No. P-10 - o Drawing No. P-11 - o Drawing No. P-12 - o Drawing No. P-05 Rev A _______________________________________________________________ ## Interested Person Status Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE 1.1 The application site is an irregularly shaped parcel of land in Port Erin which is situated to the South West of Bradda Road and used to house Spaldrick House. The house has been demolished and there is currently a 72 bedroomed residential care home with associated parking being built, which is up to roof level on the site. - 1.2 To the North of the site is Bradda Court which is arranged in an L shaped formation with parking adjacent to Bradda Court and to the South of the site is Bradda Glen Close which is a cul-de-sac of 7 detached houses. - 1.3 Due to the location of the being built structure can be seen within the wider landscape, although due to the existing vegetation is screened at certain points when driving North up Bradda Road. THE PROPOSAL 2.1 The current planning application seeks approval for the installation of 69 Solar Photovoltaic (PV) panels, of which 41 panels will be situated upon one South side roof and the other 28 will be situated upon the other South side roof. PLANNING HISTORY - 3.1 The following applications are relevant in the assessment of this application, PA14/00818/A - Approval in Principle for redevelopment of site for residential purposes PERMITTED PA17/00947/B - Demolition of existing building and erection of a 72 bedroom residential care home with associated car parking, access, landscaping and highway alterations - APPROVED AT APPEAL PA23/00012/MCH - Minor Change application to PA 17/00947/B involving amendment to overall basement footprint and alterations to external roof finish to the three main blocks, step / ramp alteration to South & East elevations, car parking finish, boundary wall, water goods, external ventilation, window cills and West curtain wall detail updated - PERMITTED 3.2 There is also one application which has been submitted at the same time as this application, PA23/00355/B - Installation of a roof cowl to north elevation - PENDING PLANNING POLICY - 4.1 The site lies within an area zoned as "Proposed Residential" on the Area Plan for the South, Map 7 - Port Erin/ Port St Mary. The site is not situated within a Conservation Area nor a Flood Risk Zone. 4.2 When looking at the Isle of Man Strategic Plan 2016, Paragraph 8.12.1 and General Policy 2 which sets out general standards towards acceptable development, Environment Policy 22 which seeks that development will only be permitted where it would not unacceptable harm the environment and/or amenity of nearby properties and Paragraph 12.2.8 in connection with Energy Policy 4 which seeks in relation to this application that the use of solar panels will be judged against the environmental objectives and policies within the IOM Strategic Plan, are all relevant in the assessment of this application. 4.3 Objectives of Climate Bill and Climate Change Plan 2022-2027. REPRESENTATIONS - 5.1 The following representations can be found in full online, below is a short summary; 5.2 Highway Services have considered the proposal and state they have no Highways Interest. (13.04.23) - 5.3 Port Erin Commissioners have considered the application and support the proposal. (19.04.23) ## ASSESSMENT 6.1 The main consideration in regards to assessing this application is the impact of the proposal upon the visual amenities of the area and whether there would be any highway safety issues. - 6.2 When looking at the proposal, due to the location of the property and its overall height within the streetscene, it is undoubtable that it will alter the visual appearance of the structure and have some impact on the wider streetscene, where views of the site are visible. 6.3 Notwithstanding this however, the installation of solar panels to properties typically constitutes permitted development under Class 42 the Town and Country Planning (Permitted Development) Order 2012 (as amended). Furthermore, Chapter 3 of the Strategic Plan 2016 states that the Government's strategic objectives include the encouragement of more efficient use of energy through conservation, the promotion of efficiency and economy in the protection, use and re-use of resources, and support to energy generation from renewable resources. 6.4 Likewise, the Isle of Man Government Climate Change Plan 2022-2027, supports and embraces the production of renewable energy, and notes the commitment of the Council of Ministers to securing no less than 75% of the Island's electricity from renewable sources by 2035. - 6.5 Given the above, and notwithstanding the moderate visual impact of the solar panels, their installation would meet the Government's aims and objectives with respect to the production and consumption of energy from renewable sources CONCLUSION 7.1 Overall the proposal is considered to be acceptable by not to result in any new or increased impacts on the visual amenity of the surrounding streetscene or neighbouring properties and as such the proposal is considered to accord with General Policy 2, Paragraph 12.2.8, Environment Policy 22 and Energy Policy 4 of the Isle of Man Strategic Plan, as well as wider Government climate change strategy. ## 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 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: 01.06.2023 Determining officer Signed : A MORGAN Abigail Morgan Principal Planner Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records. --- *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/10137-rushen-spaldrick-house-installation-roof/documents/967911*