Erection of a vertical axis wind generator and installation of photovoltaic cells to roof
Site Address:
Jubilee Buildings Victoria Street Douglas Isle Of Man IM1 2LR
Case Officer:
Mr Jamie Leadbeater
Photo Taken:
13.02.2012
Site Visit:
13.02.2012
Expected Decision Level:
Officer Delegation
The Application Site
The application site is the curtilage of Jubilee Buildings on Victoria Street, Douglas. The property on the site was built in the 19th Century with distinctive arch head windows on its front, east-facing, and rear elevations. The property has three floors with a mansard roof on top of it finished in blue slate tiling, which has a number of dormers protruding from it along the front and rear elevations.
The front elevation of the property overlooks Douglas Promenade and Douglas bay beyond it. The rear elevation borders an un-surfaced car park and overlooks the rear of Douglas Police Station beyond it. The south-east facing side elevation overlooks a similar height Victorian building the other side of Walpole Avenue, whilst the north-west facing side elevation is bordered by a vacant site.
The application property is finished in finished in predominantly cream coloured brick with grey stone cornicing distinguishing floor levels on both the front and south-east facing elevations. The north-west facing side elevation is finished in smooth rendered cement, whilst the rear elevation is finished in smooth cement render and painted a bright cream colour.
The Proposal
Proposed is the installation of vertical axis wind turbine and installation of photovoltaic cells to roof. The wind turbine will extend 2.5 metres from the centre of highest roof elevation, closest to the east-facing side elevation. Sixteen photovoltaic panels will be placed in four groups of four, with each group placed above a single dormer window on the rear elevation of building. Each photovoltaic panel will be 1600mm by 1000mm.
Planning History
The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
Planning Policy
The application site is designated as for Predominantly Office use in the Douglas (Central Area) Local Plan 1998. There are no policies that accompanies the local plan, which are considered specifically material to the assessment of the planning application. The application site also falls within the Douglas Promenades Conservation Area, which was later adopted in 2002.
The Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application. General Policy 2 states:
"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
(c) does not affect adversely the character of the surrounding landscape or townscape;
(g) does not affect adversely the amenity of local residents or the character of the locality'.
Environment Policy 35 states:
"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development".
Energy Policy 4 states:
"Development involving alternative sources of energy supply, including wind, water and tide power, and the use of solar panels, will be judged against the environmental objectives and policies set out in this plan. Installations involving wind, water and tide power will require the submission of an EIA".
Representations
Douglas Borough Council has no objection to the application.
Assessment
The proposed wind turbine will protrude upwards from the roof, however, due to its location on a tall building, it is not considered to be readily visible from most surrounding street levels to the site. Furthermore, the Royal Bank of Scotland building on the other side of Victoria Street, which is considered to be of similar height, has larger structures protruding from the roof and would be comparatively more noticeable than the proposed wind turbine from the promenade in particular.
The photovoltaic panels will lie flat against the pitch angle of the mansard roof, and therefore will not be readily visible from the surrounding street levels. As such, the impact of the development on the building and conservation area is considered to be minimal.
Contrary to the requirements of Energy Policy 4 in the Isle of Man Strategic Plan 2007, given the small scale of the proposed wind turbine, it was not considered necessary for the applicant to submit an Environmental Impact Assessment (EIA), which is an allowance stated in contextual paragraph 12.2.8 for the policy.
In conclusion, the proposal is considered to be modest and predominantly out of public view. As such, it does not adversely impact on the character of the building and conservation area. The proposal is also considered to contribute towards increasing sustainable energy resources on the island. Overall, the proposal is considered acceptable and in accordance with the essence of the relevant policies stated above.
Recommendation
It is recommended that the planning application be approved.
Party Status
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
The local authority, Douglas Borough Council are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 07.03.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 erection of a wind turbine and photovoltaic panels on roof, shown in drawing no. 2012-TL-838-P-01 and 2012-TL-838-P-03, received on 27 January 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made: Permitted Date: 8/3/12
Determining officer (delete as appropriate)
Signed: A. Haur Anthony Holmes Senior Planning Officer
Signed: Michael Gallagher Director of Planning and Building Control
Signed: Sarah Corlett Senior Planning Officer
Signed: Jennifer Chance Development Control Manager
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