Architect Planning Officer Report

Construction of 33 kV overhead line from Ballachrink, Braddan to Billown, Malew, for the Manx Electricity Authority. Report of the Architect and Planning Officer to the Department of Local Government and the Environment 1. The application proposes the erection of approximately 10 km of overhead electricity cable on an essentially straight route through the countryside between Douglas and Castletown. 2. The Development Plan Order requires that, in considering applications for planning approval for development, the Department shall have regard, inter alia, to (a) the zones and notations on the (Development) Plan; paragraph 11(2)(a)(i)); (b) the character, amenities, and the existing and future land uses in the area; (para. 11(2)(a)(ii)); (c) the avoidance of skyline development ... (para. 11(2)(b)(vii)); and (d) the avoidance of overhead services (para. 11(2)(b)(ix)); 3. The Order also requires that the Department shall have regard to - the safeguarding of existing overhead high tension electricity lines by means of the maintenance of clearance corridors at least 18 m wide centred on such overhead lines, and the preservation of means of access to such lines; (para. 11(2)(e)); The existing overhead high tension electricity line from Douglas to Castletown is marked as such on the Development Plan, and has been safeguarded accordingly. It is understood that this line is to be retained. 4. The route of the proposed line passes through 3 areas designated as being of High Landscape Value and Scenic Significance: (a) from its Northern terminus at Ballachrink to the Santon River near Cooilcam; (b) the Silverburn valley North of Silverdale; (c) either side of the road at Billown. 5. The route crosses public roads as follows: (a) Oatlands Road near its junction with the main Castletown Road; (b) the main Castletown Road just to the South of its junction with Oatlands Road; (c) the St. Mark's road just to the North of Ballachrink; (d) the Fildraw Road just South of Ballanank; (e) the Foxdale Road just South of Mull ny Cartey; (f) the Grenaby Road near Ballavell; and (g) the Ballabeg-Cross Fourways road at Billown. 6. The route also passes close to the Steam Railway line as it crosses the Santon River. 7. Overhead cables are unsightly; visual amenity would thus be adversely affected if the proposed development were permitted. Any adverse impact would be more significant within areas of High Landscape Value and Scenic Significance, particularly where such areas are visible from public highways. 8. The service which would be provided by the proposed cables would, of course, in itself be of public amenity value. However, this service could be provided by means of underground cables. 9. Application of established policy would dictate that the proposed development be refused for the reason that - The proposed overhead cables would adversely affect the character and visual amenities of the rural areas through which they would pass. 10. It may be judged, in another place, that the substantial additional cost of underground warrants making an exception to established policy. This is not directly relevant to planning, and would be unfortunate; however, in that case, consideration should still be given to underground the most intrusive sections: (a) that section from Knock-y-Laughan to Cooil Cam; and (b) that section straddling the road at Billown. In general, it is accepted that the M.E.A. has chosen the overhead route with care, and such as to minimize visual impact. 11. In conclusion it must be said that the Development Plan policy on the avoidance of overhead services is quite clear and there is no option but to recommend the application be refused.