Officer Report

Application No.: 15/01311/B Applicant: Miss Joanne Corkish Proposal: Installation of a flue to dwelling Site Address: 27 Larch Hill Grove Douglas Isle Of Man IM2 5NU Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation

Officer’s Report

1.0 SITE - 1.1 The site represents the existing residential curtilage of 27 Larch Hill Grove, Douglas. This property is a two storey modern semi-detached property located to the western side of Larch Hill Grove.

2.0 PLANNING POLICIES - 2.1 The site has been zoned under the Onchan Local Plan Order 2000 as being within an area of 'predominantly residential'; the site is neither within a Conservation Area nor within an area zoned as High Landscape Value or Costal Value and Scenic Significance. - 2.2 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

- 3.0 PLANNING HISTORY

3.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.

4.0 PROPOSAL - 4.1 The application seeks approval for installation of a flue to dwelling to the side elevation. The flue will run from the ground floor level of the property, above the eaves level of the dwelling and approximately 0.2 metres above the roof ridge. The flue would have a total height of 6.8 metres.

5.0 REPRESENTATIONS - 5.1 Onchan Commissioners have no objection (received on 16.12.2015). - 5.2 Department Infrastructure Highways Services have no objection to the proposals (received on 07.12.2015).

6.0 ASSESSMENT - 6.1 The principal issue relates to the visual impact upon the street scene and upon the individual property. Visiting the site, the flue from Larch Hill Grove would not be especially apparent given it is to the side of the dwelling and set back from the front elevation of the application dwelling and neighbouring dwelling Nr 25. Accordingly, views will most likely when adjacent to the front drive of the property. The applicant initially indicated that the flue was proposed to be an aluminium flue, which presumably is the original colour of the flue when constructed. There was some concern that this may be inappropriate to the residential property, particularly given the size of the flue. Accordingly, the applicant has agreed that the flue either be finished/colour in black or a colour to match the painted gable end wall of the property which currently is a cream colour. A condition can be attached to ensure this is undertaken. Accordingly, it is considered the proposal would be an appropriate form of development within the street scene and to the individual property.

7.0 RECOMMENDATION - 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and the Ramsey Local Plan and therefore recommended for an approval.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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) The Highways Services of the Department of Infrastructure; and
• (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: 06.01.2016

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 the submitted documents and drawing all received on 1st 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: 07.01.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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