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Case Officer: Mr Edmond Riley Photo Taken: 05.02.2014 Site Visit: 05.02.2014 Expected Decision Level: Officer Delegation
1.1 The application site is the curtilage of 1 Windermere Avenue, Onchan, which is a residential dwelling; number 1 is one of a pair of semi-detached bungalows situated to the west of the highway, near Windermere Avenue's junction with Windermere Drive. It is not especially prominent within the streetscene. The dwelling is covered in a patterned render, painted white, with some aesthetic brickwork beneath the two windows of the principal elevation. A chimney sits in the middle of the roof of the two semi-detached dwellings, but serves only the application site.
1.2 1 Windermere Avenue along with its attendant neighbour are typical of the immediate area; a number of similar semi-detached dwellings, some with central chimney stacks and others with none, are evident. Further afield on Windermere Avenue is more contemporary architecture in the form of detached houses.
2.1 Approval is sought for the removal of the chimney. It is appears that the chimney is an original feature. The flue and fireplace would also be removed internally, and a mock-up photograph along with the plan provided indicate that the hole created by the chimney would be tiled over with tiles to match those existing.
3.1 There have been no previous applications on the application site that are considered of material relevance to the determination of the current application.
4.1 General Policy 2 of the Strategic Plan (adopted 2007) is an extensive policy, outlining the presumption in favour of development that complies with the land-use zoning and proposals in the appropriate Area Plan and with other policies of the Strategic Plan. The following parts of General Policy 2 are relevant to the determination of this planning application: '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:
| Application No.: | 14/00092/B |
| Applicant: | Mr James Martin Dawson |
| Proposal: | Removal of chimney stack |
| Site Address: | 1 Windermere Avenue Onchan Isle Of Man IM3 2DT |
4.2 In terms of local policy, the application site is zoned for "Predominantly Residential Use" in the Onchan Local Plan Order 2000.
5.0 REPRESENTATIONS 5.1 Onchan District Commissioners have no objection to the application.
6.0 ASSESSMENT 6.1 Given the nature of the planning application, it is important to consider the impact of the removal of the chimney on the appearance of the dwelling itself and on the Windermere Avenue and Windermere Drive streetscene in general. 6.2 Significant internal works were being undertaken at the time of the site visit; these works were to include a new central heating system, thus making the existing fireplace (which evidently had not been used for some time) redundant from a practical point of view. In terms of private amenity, then, the loss of the chimney along with its related flue and fireplace would not be objectionable. 6.3 From a public amenity point of view, the chimney is an interesting feature of the building and its loss is considered unfortunate to a minor degree. Chimneys are not a predominant feature in the area, and a number of the similar semi-detached dwellings in the area appear to have had their chimneys removed previously. Owing to this, it is not considered that the proposal will likely result in an unduly negative impact to either the application site itself or the streetscene in which it sits. As such, its removal would not conflict with the relevant elements of General Policy 2. 6.4 For completeness, it is considered reasonable to append any Approval Notice that may be forthcoming a condition requiring any rooftiles used to match those of the dwellinghouse.
7.0 RECOMMENDATION 7.1 It is recommended that the planning application be permitted.
8.0 INTERESTED PERSON STATUS 8.1 The local authority, Onchan District Commissioners, is, by virtue of the Town and Country Planning (Development Procedure)(No2) Order 2013, Article 6(4)(e), considered an "interested person" and as such should be afforded Interested Person Status.
Recommended Decision: Permitted
Date of Recommendation: 15.03.2014
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
The development hereby permitted shall not be carried out except in full accordance with the plans date-stamped as having been received on 27th January 2014: the untitled location plan, the untitled photograph sheet and Drawing No 2.
The hole in the roof created by the chimney’s removal shall be covered in roof tiles of a type to match those of the dwellinghouse roof in all matters.
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: 15/3/14
Signed: _________________________ Chris Balmer Senior Planning Officer
Signed: _________________________ Michael Gallagher Director of Planning and Building Control
Signed: _________________________ Jennifer Chance Development Control Manager
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