DEC Officer Report

Application No.: 19/00216/B Applicant: Mr Albert Howarth Proposal: Removal of two chimney stacks Site Address: 11 Bay View Road Onchan Isle of Man IM3 1HX Senior Planning Officer: Mr Thomas O'Connor Photo Taken: 21.03.2019 Site Visit: 21.03.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted

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.

• C 2.Details of the external repairs to the undertaken to the building after the removal of the chimney stacks hereby approved including any materials to be used shall be submitted to the Department and agreed in writing prior to the commencement of the development. The repairs shall be carried out in accordance with the approved details. Reason: In order to safeguard the character and appearance of the building. Plans/Drawings/Information:

This approval relates to Planning Drawing PA-01 Rev 0 submitted to the Department and dated stamped 26th February 2019. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

THE SITE

1.0 THE APPLICATION SITE - 1.1 The site consists of mid-20th century detached double bay dwelling with a hipped roof within a residential street of mixed styles of dwellings and close to the Electric Railway Depot. The house has two prominent brick chimney stacks, one on each gable, that protrude beyond eaves level to above ridge height. The building is not registered or located within a conservation area.

2.0 THE PROPOSAL - 2.1 This application seeks to remove the two chimney stacks and extend the eaves to cover the remainder of the stacks below eaves level with materials to match the existing roof.

- 3.0 PLANNING HISTORY

• 3. None
• 4.0 PLANNING POLICY

4.1 Onchan Local Plan, April 2000

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policy that that is considered specifically material to the assessment of this current planning application: - 4.3 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."

- 5.0 REPRESENTATIONS

5.1 Highway Services, 19/03/2019; No highway interest

5.2 Onchan Commissioners, No observations received - 5.3 Neighbours: No observations received

- 6.0 ASSESSMENT

6.1 This is a simple application to secure the removal of a pair vertical chimney stacks located on either the side of the house within a street that has a variety of house types. Though the chimney stacks project beyond ridge height, the character of this dwelling is largely defined by the prominence of the hipped roof and double gable frontage both of which would remain unaltered. As such the removal of the chimneys would not detract from the character of the building or have any discernible adverse impact upon the character of the locality. Structural repairs necessary to repair the void created by the demolition of this chimney would be minor and can be subject to a condition. As such the proposal would comply with the Isle of Man Strategic Local; Plan in respect of alterations to a dwelling house. - 7.0 RECOMMENDATION

7.1 Permit INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), 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) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

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 in Article 6(4) who should be given Interested Person Status.

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 : 12.04.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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