Loading document...
Application No.: 10/00677/B Applicant: Mr Robin & Mrs Julie Gerrard Proposal: Erection of six wind turbines Site Address: Field 624472 Glen Shone Glen Mona Ramsey Isle Of Man IM7 1HF ### Considerations Case Officer: Mr Chris Balmer Expected Decision Level: Planning Committee ### Written Representations ### Consultations {{table:449750}} Consultee: EPU & Public Health - DEFA Notes: Comments recieved Consultee: Manx Electricity Authority Notes: Comments received Consultee: Highways Division Notes: Consultee: Maughold Commissioners Notes: Defer - see comments.
The application is before the Planning Committee given the number of objections the application.
The application site represents the curtilage of field 624472 and the residential property Glen Shone, Glen Mona, Ramsey, which is located on the eastern side of the Main Road (A2) and south of the Ballagorry Drive.
The application seeks approval for the erection of six wind turbines for use by the residents of Glen Shone.
The turbines would be located along the western boundary of the application site, which consists of gorse hedging and Willow trees. The turbines would be positioned approximately 6 metres spacing between each turbine. The turbines units would be installed on top of a 6 metre high pole (50mm dia galvanised pole), and have a blade diameter of 1.8 metres.
The applicant has recently installed solar panel and ground source heat pump to reduce their need for fossil fuels. The applicant requires 6kw of generating power to produce 2-3Kw of electricity. They initially considered a 6Kw wind turbines however they had concerns of the visual impact (they
are approximately 30 m in height). They felt that 6 smaller wind turbines as proposed, would overcome the concerns of the visual impact upon the countryside.
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; but is within an area zoned as High Landscape or Coastal Value and Scenic Significance and being a site of Ancient Monuments \& Sites of Archaeological Interest
Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:- "Environment Policy 2: The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
Environment Policy 22: "Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: i) pollution of sea, surface water or groundwater; ii) emissions of airborne pollutants; and iii) vibration, odour, noise or light pollution."
Energy Policy 4: "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." It should be noted that the preceding explanatory paragraph states that applications for domestic wind turbines are unlikely to require the submission of an EIA.
Permission was granted in 2007 for alterations and extensions to Glen Shone, which was amended by a further application in 2008.
In 2008 a split decision was made by the Minister following appeal that allowed some land to be levelled but refused the siting of a caravan thereon.
Maughold Commissioners have objected for the following reasons:- "The Commissioners had concerns regarding noise and the visual impact of the 6 turbines in this location.
However, recognising that they had little expertise in terms of the noise impact they requested the report (EIA) by Mr Renton from the Environmental Protection Unit.
They have noted the recommendation of this assessment that the development should not be permitted. In the circumstances they accept and support the recommendation of Mr Renton that the application should be refused. This is somewhat unfortunate as the applicant has a clear commitment to producing green energy.
They are not opposed to wind turbines in principle, but feel that each application should be subject to expert recommendation in terms of noise and visual impact."
The Manx Electricity Authority make no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The Department of Environment, Food and Agriculture:- "I am concerned that the placement of these small turbines is immediately above a hedge/tree canopy and therefore potentially puts bats at risk of collision. I recommend that such turbines are placed in open fields, away from trees and hedge lines.
Many bat species feed around the canopies of hedges and trees, where insects can be gleaned from the foliage, or in the lee of these, hawking insects from the still air on the sheltered side. They also navigate by echo location, detecting the landscape structure and therefore commonly moving around by following hedge and tree lines to reach their feeding areas. Research in this area is ongoing but there are reports of the confusion of bats by the rotation of turbines, causing collisions. This might be due to the detection of a blade met side on, moving towards then away from the bat as it rotates. The frequency of rotation may also have an effect. There is also a reported fatality due to the sudden change in air pressure near a turbine, causing the delicate veins of the bat to break, but we do not know the limits of turbine specification for such effects and await further research. I recommend that the turbines be located on a more open site, but if not, then a survey should be undertaken to determine whether this hedge line is used by bats and if so, to what degree, before a decision is made.
I understand that in a similar circumstance (Ballaghennie), Planning provided consent with condition that the turbines must be switched off at night during a bat's normal flying season (which I would consider to be March-October, though they may be seen on occasion during the winter)."
The owners/occupiers of 9 Ballagorry heights, Glen Mona, have objected to the application which can be summarised as; visual instruction to area; and proposal would generate additional noise 24 hours a day, especially multiple turbines.
The owners/occupiers of 10 Ballagorry Drive, Glen Mona, have objected to the application which can be summarised as; and proposal would generate additional noise 24 hours a day; have any scientific tests been undertaken to proven the impact upon the area by the proposals; and impacts upon wildlife (bats & birds) aesthetic impact upon Glen Mona.
The owners/occupiers of Ardwhallin House, West Baldwin, Braddan (owners of adjacent site), have objected to the application which can be summarised as; visual instructions and proposal would generate additional noise 24 hours a day which would be unreasonable.
The owner/occupier of Instow, Ballagorry Drive, Glen Mona, Maughold, has objected to the application which can be summarised as; visual impact upon the countryside; unacceptable noise created by proposals; and impact upon farm animals and wildlife.
The owners/occupiers of Glen View, Glen Mona, Maughold, have objected to the application which can be summarised as; proposal would generate additional noise 24 hours a day; impact upon bats and visiting birds in the area; and have any scientific tests been undertaken.
The owner/occupier of 1 Ballagorry Drive, Glen Mona, Maughold, has objected to the application which can be summarised as; visual impact upon the countryside; unacceptable noise created by proposals; and impact upon farm animals and wildlife.
The owner/occupier of Inch Cape Lodge, Ballagorry Drive, Glen Mona, Maughold, has objected to the application which can be summarised as; unacceptable noise created by proposals; and visual impact upon the countryside.
The owners/occupiers of Glen Side, Glen Mona, Maughold, have objected to the application which can be summarised as; unacceptable noise created by proposals; and impact upon farm animals and wildlife.
The owners/occupiers of Glen Mona Cottage, Glen Mona, Maughold, have objected to the application which can be summarised as; applicants have positioned the turbines away from their view, but in full view of our property; unacceptable noise created by proposals; impact upon farm animals and wildlife; and visual impact upon the countryside.
The owner/occupier of 9 Ballagorry Drive, Glen Mona, Maughold, has objected to the application which can be summarised as; proposal would generate additional noise 24 hours a day; and visual impact upon the countryside.
The owner/occupier of 15 Ballagorry Drive, Glen Mona, has objected to the application which can be summarised as; and proposal would generate additional noise 24 hours a day; have any scientific tests been undertaken to proven the impact upon the area by the proposals; and impacts upon wildlife (bats & birds) aesthetic impact upon Glen Mona.
The owner/occupier of Fuchsia Cottage, Glen Mona, has objected to the application which can be summarised as; unacceptable noise created by proposals.
The owner/occupier of Ballasholague, Glen Mona Loop Road, Maughold, has objected to the application which can be summarised as; visual impact upon the countryside; unacceptable noise created by proposals and impacts upon wildlife.
The owner/occupier of 2 Ballagorry Drive, Glen Mona, Maughold, has objected to the application which can be summarised as; over intensive development resulting in a loss of amenity; visual impact upon residential amenities and unacceptable noise created by proposals.
The owner/occupier of 33 Ballaquark, Douglas, has supported the application which can be summarised as; the size will be mainly seen against the backdrop of the hills and alternative energy sources are vital to the welfare of the environment.
The owner/occupier of Warren Garth, Ballagorry Drive, Glen Mona, Maughold, has objected to the application which can be summarised as; adverse impact upon the character of the surrounding landscape; adverse visual and safety impact on nearby greenway road; adverse noise pollution; and adverse impact on surrounding properties; effect on wildlife.
The owners/occupiers of Aughalish, Ballagorry Drive, Glen Mona, Maughold, have objected to the application which can be summarised as; adverse impact upon the character of the surrounding landscape; adverse visual and safety impact on nearby greenway road; adverse noise pollution; and adverse impact on surrounding properties; effect on wildlife.
The owners/occupiers of 16 Ballagorry Drive, Glen Mona, Maughold, have objected to the application which can be summarised as; unacceptable noise created by proposals and impacts upon wildlife.
Whilst the development of wind turbines does not comply within the exception criteria for acceptable development in the countryside listed in General Policy 3, the Plan does seek to support alternative forms of energy generation, subject to other environmental criteria. Consequently there are three main issues for consideration; the impact upon the visual appearance of the countryside; the impact upon the residential amenities of nearby properties, mainly noise created by the proposal; and thirdly the impact upon wildlife.
In terms of the visual appearance upon the countryside, the proposals have been positioned along the western boundary of the site set within/nearby to dense gorse hedging and willow trees.
The applicant propose the landscaping be trimmed to a height of 4 metres, which would mean that the majority of the pole would be screened. The aspect of the proposal which would be most likely to be apparent would be the turbine unit and the 1.8 metre diameter blades.
From public view, the proposals would be apparent from certain locations along the Main Road, however these views are interrupted greatly by existing landscaping. The proposals would be located approximately 140 metres west of the Main Road (A2) and due to substantial landscaping along the western boundaries of the Main Road, these views would not be overly apparent.
Furthermore, due to the gradient of the land, which slopes down towards the Main Road, the backdrop of the turbines would be the hillside (when viewed from the highway). A condition requiring the turbines to be painted a dark green colour would further reduce the appearance.
The proposals again might be apparent from limited locations further along the A2 road to the south of the site. However, due to the size, landscaping, backdrop and distance, it is not considered the proposal would have a significant impact upon the visual appearance of the countryside to warrant a refusal.
The next issue relates to the potential impact upon the residential amenities of nearby properties, in particular noise created by the turbines.
The Environmental Protection Office from the Department of Environment, Food and Agriculture has prepared a Noise Assessment Report to assess the potential impact of the six turbines.
The report indicated that the 'Assessment \& Rating of Noise from Wind Farms UK DTI 1996' recommends that: Daytime noise levels outside the properties nearest the turbines should not exceed or above the prevailing background, whichever is the greater. Night noise limits
outside the nearest property should not exceed or above the prevailing background, whichever is the greater.
The dominant source of noise is typically the aerodynamic 'swish, swish, swish' noise from the turbine blades while noise from the mechanical gearbox etc. is usually lower.
If a wind farm meets noise limits at wind speeds lower than it is most unlikely to cause any greater loss of amenity at higher wind speeds as background noise created by the wind is generally louder.
A noise prediction was carried out using CADNA A software for 6 wind turbines at ( 54 dB @ 5 m ). Results indicate noise levels are likely to be between at the nearest residential premises when wind speeds are .
A short background noise monitoring exercise was carried out as well. Background noise was measured as LA90 - 31 dB and LAeq - 45 dB . Sources of background noise were dominated by wind in foliage of trees, birdsong, traffic, residents gardening and the occasional electric tram.
The Environmental Protection Office recommends that planning permission is not granted for the following reasons:
The nearest residential property would be 'The Fording' which is located to the north of the site approximate 52 metres away. The Noise Assessment indicates that the noise predicted at this dwelling would be . This would be above the recommended guideline that daytime noise levels outside the properties nearest the turbines should not exceed 35-40 dB and during night should not exceed 43 dB .
Environmental Policy 22 states that development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of pollution of sea, surface water or groundwater; emissions of airborne pollutants; and vibration, odour, noise or light pollution. In this case the issue would be the noise pollution only.
Overall, given the conclusions of the Environmental Protection Officer it is considered the proposal would result in adverse impacts upon the residential amenities of the occupiers of 'The Fording', therefore contrary to Environmental Policy 22 of the Isle of Man Strategic Plan.
Turning to the issue of the potential impact upon wildlife the Senior Biodiversity Officer from the Department of Environment, Food and Agriculture has comment (see representations).
The main area of concern relates to the potential impact upon bats. As indicated the applicants are proposing to erect the turbines within or nearby the landscaping along the eastern boundary. Whilst in terms of the visual impact this is potentially the most suitable location, in terms of the potential impact upon the bats, this siting is not ideal.
As indicated within the letter from the Senior Biodiversity Officer, many bats species feed around the canopies of hedges and trees, where insects can be gleaned from the foliage, or in the lee of these, hawking insects from the still air on the sheltered side. They also navigate by echo location, detecting the landscape structure and therefore commonly moving around by following hedge and tree lines to reach their feeding areas. Consequently there are concerns that bats could be confused and fly into the turbines blades.
The Senior Biodiversity Officer recommends that the turbines be located on a more open site, but if not, then a survey should be undertaken to determine whether this hedge line is used by bats and if so, to what degree, before a decision is made.
The Planning Authority has previous approved an application (08/00773/B) for a wind turbine at Ynnyd Y Ghiallyn, Ballaghennie Road, Bride. However, a condition was attached which required the proposed wind turbine to cease operation 1 / 2 hour before sunset to 1 / 2 hour after dawn from mid March to mid October. This was to ensure that the risk of bat collisions with the turbine are significantly reduced, whilst still enabling the applicant to benefit from wind generation.
In conclusion, given there are serious concerns on the potential impact upon the residential amenities due to the level of noise produced by the wind turbines, in proximity to the application site; the proposal would be contrary with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), and therefore it is recommended that the application be refused.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:-
Maughold Parish Commissioners Department of Environment, Food and Agriculture (Environmental Protection Office) Department of Environment, Food and Agriculture (Senior Biodiversity Officer) The owner/occupier of Fuchsia Cottage, Glen Mona The owners/occupiers of Glen Mona Cottage, Glen Mona, Maughold The owner/occupier of 2 Ballagorry Drive, Glen Mona, Maughold The owners/occupiers of Ardwhallin House, West Baldwin, Braddan (Land Between No 9 And Holly Bank)
It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:-
The Manx Electricity Authority The owner/occupier of 33 Ballaquark, Douglas The owner/occupier of 1 Ballagorry Drive, Glen Mona, Maughold The owner/occupier of 9 Ballagorry Drive, Glen Mona, Maughold The owners/occupiers of 10 Ballagorry Drive, Glen Mona, Maughold The owner/occupier of 15 Ballagorry Drive, Glen Mona, Maughold The owners/occupiers of 16 Ballagorry Drive, Glen Mona, Maughold The owner/occupier of Inch Cape Lodge, Ballagorry Drive, Glen Mona, Maughold, The owner/occupier of Instow, Ballagorry Drive, Glen Mona, Maughold The owner/occupier of Warren Garth, Ballagorry Drive, Glen Mona, Maughold The owners/occupiers of Glen View, Glen Mona, Maughold The owners/occupiers of Glen Side, Glen Mona, Maughold
The owners/occupiers of 9 Ballagorry Heights, Glen Mona, Maughold The owner/occupier of Ballasholague, Glen Mona Loop Road, Maughold The owners/occupiers of Aughalish, Ballagorry Drive, Glen Mona, Maughold
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Refused Date of Recommendation: 17.08.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1 . The level of noise generated by the erection of six wind turbines as proposed would result in an unacceptable impact upon the residential amenities of the nearby properties contrary to Environmental Policy 22 of the Isle of Man Strategic Plan.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
Copyright in submitted documents remains with their authors. Request removal
View as Markdown