DEC Officer Report

Application No.: 20/01186/B Applicant: Mr Anthony & Mrs Emily Heaton Proposal: Installation of a flue Site Address: Scaramanga 80 Royal Avenue Onchan Isle Of Man IM3 1LB Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 26.11.2020 _________________________________________________________________

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 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 planning application would not be visually intrusive to the streetscene or would it be considered to harm the use and enjoyment of neighbouring properties and would comply with the principles of General Policy 2, Environmental policy 22 of the Isle of Man Strategic Plan 2016, and is recommended for approval.

Plans/Drawings/Information; This approval relates to drawings and supporting information date stamped received on 28 September 2020. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the residential curtilage of 80 Royal Avenue, Onchan which is a two storey detached property located on a corner plot with Royal Avenue to the west and Central Drive to the east.

2.0 THE PROPOSAL - 2.1 Proposed is the installation of a 200mm diameter, black, cylindrical twin wall flue pipe extending out from the north (side) elevation of the building at ground floor lintel height and extending up the side of the building terminating 900mm above the level of the eaves. The flue is being installed in conjunction with the installation of a wood burning stove to the living room.

3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is within an area recognised as being predominately residential use under the Onchan Local Plan 2000 There is one policy within the written statement (Planning Circular 1/2000) that accompanies the Onchan local Plan that is considered specifically material to the assessment of planning application: - 3.2 Policy O/RES/P/21 states: "Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property." - 3.3 Within the adopted Isle of Man Strategic Plan 2016, the following policies are considered to be relevant in the determination of this application: - 3.4 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:

• (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;

3.5 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: (ii) emissions of airborne pollutants;

4.0 PLANNING HISTORY - 4.1 There are a number of previous planning applications on this site, however, none are considered relevant in the determination of the current proposal.

5.0 REPRESENTATIONS - 5.1 Onchan Parish Commissioners had not commented at the time of writing. - 5.2 Highways Services do not object (9/10/20)

6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are;

• (i) visual impact of the proposed development; (GP2 b, c, n)
• (ii) the impact upon the amenities (overlooking, loss of light; over bearing impact, privacy and visual amenity) of the neighbouring properties. (GP2(g,)
• (iii) impact of the flue and its use(EP22)

6.2 Visual impact The proposed works would be considered to be minor alterations to the external appearance of the property and would be considered an acceptable proposal in principle. The proposed flue in black would project up the gable of the building and above the eaves level of the roof but would not be considered an incongruous feature and would in keeping with the overall appearance of the property. - 6.3 Neighbouring amenity

• The small scale of the installation works for a flue pipe are not considered to have an impact on the neighbouring amenity due to 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.
• 6.4 Environmental harm The installation of a flue can raise concerns of air pollution to neighbouring properties. Given the location of the flue pipe on the rear of the property and its height above the flat roof level, it is considered to be of sufficient distance away for adequate discharge of the smoke following combustion.

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 and would comply with the principles of General Policy 2, Environmental policy 22 of the Isle of Man Strategic Plan 2016, 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:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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 above 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: 04.12.2020 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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