Hazlewood Ballaragh Road Laxey Isle Of Man IM4 7PH
Officer's Report
The Application Site
The application site is the residential curtilage of a modern detached bungalow property situated at the top of an incline between Ballaragh Road and Ramsey Road, Laxey. The property overlooks Laxey Village and is bordered by a detached property to its west and east, two to the south.
The Proposal
Proposed is the installation of a flue on the roof. The flue will protrude from the existing pitched roof by approximately 800mm. The flue will be made from stainless steel and have a diameter of 200mm.
Planning History
The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
Planning Policy
The application site falls within an area designated for Proposed Residential use in the Laxey and Lonan Area Plan 2005. The written statement that accompanies the local plan does not contain any policies which are considered specifically material to the assessment of the planning application.
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;
Case Officer:
Mr Jamie Leadbeater
Photo Taken:
Site Visit:
11.03.2012
Expected Decision Level:
Officer Delegation
(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".
Representations
Laxey Village Commissioners recommend that the application is approved.
Assessment
The proposed flue will protrude above the height of the existing roof ridge by 400mm. All 800mm will be visible from the south-east facing side elevation and 400mm from the north-west facing side elevation. The flue will be set approximately 30 metres back from Ballaragh Road, which is considered a minor road.
Overall, the proposed level of development is considered modest and in keeping with the existing building. Its scale has a minimal impact on the surrounding area, and is sufficiently set back from the public highway to not adversely impact on public amenity. As such, the proposal complies with the provisions of General Policy 2 in the Isle of Man Strategic Plan 2007.
Recommendation
It is recommended that the planning application be approved.
Party Status
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
The local authority, Laxey Village Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 26.03.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
C 1.
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2.
This approval relates to the installation of a flue to pitched roof as shown in drawing no. L17B12, 1:500 scale Site Plan and 1:12500 scale Location Plan, received on 21 February 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 28-3-12
Determining officer (delete as appropriate)
Signed : _________________________ Anthony Holmes Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : Sanautt Sarah Corlett Senior Planning Officer
Signed : _________________________ Jennifer Chance Development Control Manager
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Source & Provenance
Official reference
12/00259/B
Source authority
Isle of Man Government Planning & Building Control
