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Application No.: 20/00233/B Applicant: Mrs Gillian Cocker Proposal: Installation of flue from a multi-fuel stove, and partial re- cladding of property Site Address: Thie Yn Droghad Breeze Hill Laxey Isle Of Man IM4 7DL Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 27.07.2020 _________________________________________________________________
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.
This application has been recommended for approval for the following reason.
The proposal is recommended for approval as it is deemed to comply with General Policy 2, Environmental Policy 35 and 22 of the Isle of Man Strategic Plan and the Residential Design Guidance July 2019.
Plans/Drawings/Information;
This approval relates to drawings referenced; 01; 02 and Photographs of the elevations, all date stamped received on 26 February 2020. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is curtilage of Thie Yn Droghad, Breeze Hill, Laxey. The property is a holiday cottage (part of Laxey Holiday Chalets) that is single storey and cladded in vertical timber boarding and timber framed windows. The property sites within an area to the North of the Laxey River amongst other timber framed buildings used as holiday accommodation.
2.0 THE PROPOSAL - 2.1 Proposed is the installation of an external flue pipe from the roofscape and the partial re-cladding of the external finishes and replacement windows in Upvc. - 2.2 The existing timber wall construction is a single skin timber painted and stained brown. Within the scope of the works is the installation of external insulation and re-cladded in vertical timber to match the existing finish. Also is the replacement of the existing timber framed single glazing window units with Upvc grey or black frames with double glazing units.
3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is part located within wider areas of land that are designated as a) tourism and leisure; b) open space (private woodland or parkland); and c) high landscape and scenic significance under the Laxey and Lonan Area Plan Order 2005. The entire application site is also within a Conservation Area. There are four policies within the Laxey and Lonan Area Plan Order 2005 that are considered specifically relevant to the assessment of the planning application: - 3.2 Policy L/TRT/PR/2 states: "Only those developments associated with tourism will be permitted on those sites identified for tourism on the plans." - 3.3 Policy L/TRT/PR/8 relates to the Lower Cairn site and states: "This site is considered suitable only for purposes related to tourism and where development is confined to the western part of the site with the remainder appropriately landscaped and with public access thereto. New built structures must be designed to take account of the prominent and natural character of the site. Permanent accommodation will not be approved on this site in any form." - 3.4 Policy L/OSNC/PR/1 states: "There will be a general presumption against development in areas designated as open space or open space for particular purposes." - 3.5 Policy L/CRB/PR/4 states: "Where an area is designated as a Conservation Area, special attention must be paid during the consideration of all planning applications within the area, to the desirability of preserving or enhancing its character or appearance in accordance with the Town and Country Planning Act 1991 (12.(4)." - 3.6 Within the adopted Isle of Man Strategic Plan 2016, the following policies are considered to be relevant in the determination of this application: - 3.7 General Policy 2 (GP2) (in part) 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:
3.8 Environment Policy 22 (in part): Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of:
3.9 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. - 3.10 Other Material Considerations Residential Design Guidance was issued by the Department of Environment, Food and Agriculture with the agreement of the Minister in March 2019. The aim of this guidance is to help all of those involved in the design process to work together to improve the quality of our built environment. The document is not a Planning Policy Statement (as per Section 3 of the Town and Country Planning Act 1999) but is capable of being an 'other material consideration' (as per Section 10(4)(d) of the Act).
4.0 PLANNING HISTORY - 4.1 99/02106/B - Extension to bedroom, and creation of off road parking to tourist chalet. Refused on review. - 4.2 00/00512/B - Extension to dwelling. Approved.
5.0 REPRESENTATIONS - 5.1 Garth Commissioners; Manx National Heritage; Manx Utilities (Electric & Drainage) were contacted on the 09/03/20 for comment and at the time of writing , no comments have been received. - 5.2 Highways Services have commented (19/03/20) and do not object.
6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are; - 6.2 (i) visual impact of the proposed development; (GP2 b, c, n) & (EP35)
6.3 Visual impact The proposed works would be considered to be minor alterations to the external appearance of the property and would be considered an enhancement to the individual property, character of the streetscene and that of the wider conservation area. The proposed flue in black would project above the ridge of the roof but would not be considered an incongruous feature and would in keeping with the overall appearance of the property. The proposed windows and finish would be to match the existing and the use of a darker coloured window would be complementary to the dark stain / painted finish of the building that would match the proposed Upvc rain water good in black. The thermal enhancement that will be gained by through the external insulation and use of double glazing will help to ensure a reduction in overall energy consumption and is welcomed. Overall, the visual impact of the proposed works would comply with (GP2 b & c) & (EP35). - 6.4 Impact upon the neighbouring amenity
The small scale of the cosmetic alteration works are not considered to have an impact on the neighbouring amenity. The nearest residential dwellinghouses are Woodside cottage to the north and Oaklands to the east which are separated from the site by the highway 'Breeze Hill'. Both properties sit in an elevation position looking over the top of the application site. The remaining properties to the west are timber framed holiday cottages. On this basis, the proposal would comply with GP2(g).
6.4 The installation of a flue can raise concerns of air pollution to neighbouring properties. Given the location of the flue pipe in the centre of the property and its height above the roof level, it is considered to be of sufficient distance away for adequate discharge of the smoke following combustion. This is considered not to be detrimental to either of the neighbouring properties in the streetscene. It is considered its position, size, black colouring and design would not result in a significant adverse visual impact upon the appearance of the building or that of the immediate area and would be in accordance with Environmental Policy 22. - 7.0 CONCLUSION
7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, the Residential Design Guide 2019 and is recommended for approval. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 28.07.2020 Determining officer
Signed : S BUTLER Stephen Butler
Head of Development Management
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