Officer Report

Application No.: 15/01343/B Applicant: Mr Alistair & Mrs Lisa Beattie Proposal: Installation of a flue Site Address: 12 Orchid Close Douglas Isle Of Man IM2 7EN Case Officer : Miss Melissa McKnight Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of No. 12 Orchid Close, a two storey detached dwelling located on the southern side of Orchid Close, Douglas.

2.0 THE PROPOSAL - 2.1 The current planning application seeks approval for the installation of a twin wall metal flue to the eastern elevation of the application dwelling. - 2.2 The flue would have a total height of 7 metres, 1.2 metres of which would protrude above the existing ridge. The flue would have a diameter of just less than 300mm. - 2.3 The submitted drawings also indicated that a number of internal alterations are proposed. These works do not require planning permission but may require building regulation approval.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of a number of planning applications for alterations and extensions none of which is considered relevant to the current application but demonstrate that the dwelling has been altered since first it was constructed.

4.0 PLANNING POLICY - 4.1 In terms of development plan policy, the application site is zoned as Predominantly Residential under the Douglas Local Plan 1998. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application:

General Policy 2 states: "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 and (n) is designed having due regard to best practice in reducing energy consumption."

5.0 REPRESENTATIONS - 5.1 Douglas Borough Council has no objection to the current planning application (04/01/2015). - 5.2 The Department of Infrastructure Highway Services do not opposed the current planning application (21/12/2015).

6.0 ASSESSMENT - 6.1 The application seeks approval for the installation of a flue on the eastern side elevation of the application dwelling. The fundamental issue to consider in the assessment of the application are the visual impact of the dwelling within the street scene of Orchid Close. - 6.2 Flues are a common domestic feature and their installation is generally uncontroversial. The flue will be visible to those driving down the cul-de-sac and as the estate is not on a through road, the number of people who will see this is very limited. On assessment, given the limited view of the flue, it is not considered that the proposal is unacceptable.

7.0 RECOMMENDATION - 7.1 For the reasons set out above, the planning application is recommended for approval. 8.0 PARTY STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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 considered material; (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 11.01.2016 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.

This approval relates to DRG NO ALB/01 and ALB/02 date stamped as received 11th December 2015.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 11.01.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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