Officer Report

Application No.: 18/01123/B Applicant: Mr Calvin Fayle Proposal: Installation of a flue Site Address: The Bungalow Baldrine Hill Baldrine Isle of Man IM4 6DS Planning Officer: Mr Nick Salt Photo Taken: 11.12.2018 Site Visit: 11.12.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 28.11.2018 _________________________________________________________________

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The flue hereby approved shall be painted to match the colour of the wall to which it is attached and retained as such thereafter.

Reason: In the interest of preserving the character and appearance of the site and surrounding area and to comply with Isle of Man Strategic Plan 2016 General Policy 2.

Plans/Drawings/Information:

This permission relates to the following plans and drawings, date stamped received on 25th October 2018:

• o Location Plan
• o Photograph of elevation
• o Proposed flue drawing _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the residential curtilage of 'The Bungalow', Baldrine Hill, Baldrine. The site dwelling is set back from the A2 and bounded by tall trees and hedging, sitting above the road level. It is a bungalow of relatively modern design with white render/ brick finish and hipped tiled roof, featuring a number of annexes.

2.0 THE PROPOSAL - 2.1 Proposed is the installation of an external flue for a multifuel burner, running vertically along the eastern road-facing wall of the dwelling. The flue would sit above the roofline by 0.6 metres.

- 3.0 PLANNING POLICY

3.1 The proposal site is situated in an area covered by the Laxey and Lonan Local Plan

1. Within this plan it is zoned as Residential (Map 2, Lonan).

3.2 The Isle of Man Strategic Plan 2016 sets out some general policies which should be considered when assessing an application such as this. General Policy 2 (in part) is key to this application; "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."

- 4.0 PLANNING HISTORY

4.1 Whilst there have been numerous past planning applications in the surrounding area, there is no planning history which is deemed materially relevant to this application. - 5.0 REPRESENTATIONS

5.1 Garff Commissioners have no objection to the application (13.11.18).

5.2 Highway Services advise that there is no Highways interest in this application (02.11.18). - 6.0 ASSESSMENT

6.1 In assessing this proposal, it is important to view it in light of potential impact on the character and appearance of the site and the street scene of the area.

6.2 From the perspective of other houses along Baldrine Hill, the proposed flue would not be a prominent feature as the wall featuring the flue would face away from them and the sites are bounded by trees. The low height of the flue, prominent above the roofline by approximately 600mm, would also greatly reduce its potential visibility. From the A2 road, the flue would be visible in part through the boundary trees and hedging. A condition requiring the flue colour to be matching the main dwelling would reduce its visual impact significantly.

6.3 Flues such as these outside of Conservation Areas are generally regarded as uncontroversial additions with little to no adverse impact on the appearance of the area with or on residential amenity. The flue, subject to conditions, would not harm the character or appearance of the site itself of the Baldrine Hill area, either when viewed from neighbouring properties or from the A2 road.

- 7.0 CONCLUSION

7.1 The proposal is in compliance with General Policy 2 of the Isle of Man Strategic Plan 2016 and is therefore acceptable. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 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 in Article 6(4) 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.

Decision Made : Permitted Date: 17.12.2018 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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