DEC Officer Report

Application No.: 23/01346/B Applicant: Miss Claire Rodden Proposal: Installation of flue for woodburning stove Site Address: 15 Ballanoa Meadow Santon Isle Of Man IM4 1HQ Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 25.01.2024

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The planning application accords with the provisions set out in General Policy 2 and Environment Policy 22 of the Isle of Man Strategic Plan 2016

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 16th November 2023;

• o Drawing No.01P
• o Drawing No. 02P

This decision also relates to an email dated received 19th January 2024, which has confirmation from the HETAS Registered installer. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is within the curtilage of 15 Ballanoa Meadows, Santon which is a semidetached dwelling situated to the South of the most Northern Ballanoa Meadow cul-de-sac. THE PROPOSAL - 2.1 The current planning application seeks approval for the installation of a flue which is to be situated 2.425m away from the front elevation on the East side of the property. The flue is to follow the roofline of the building and be approximately 0.6m above the existing roofscape.

2.2 The flue is to measure 0.15m in diameter and will be power coated black PLANNING HISTORY - 3.1 Any previous planning applications are not considered to be specifically material in the assessment of the current application. PLANNING POLICY - 4.1 The site lies within an area of "Predominantly Residential" on the Area Plan for the East, Map 11 - Newtown . The property is not with a Conservation Area nor a Flood Risk Zone.

4.2 Given the nature of the proposal and the land designation Environment Policy 22 is the most relevant and sets out prevention of unacceptable harm to the environment and/or the amenity of neighbouring properties, this policy is then followed by General Policy 2 which sets out the general standards towards acceptable development. - 4.3 Also relevant is the Residential Design Guidance 2021 which is material consideration, particularly with regards to the information on flues. REPRESENTATIONS

5.1 The following representations can be found in full online, below is a short summery;

5.2 Highway Services have considered the proposal and have no Highways Interest. (24.11.23) - 5.3 No comments have been received from Santon Commissioners at the time of writing this report. - 5.4 DEFA Environmental Health have been consulted and no objections to the works have been received. (4.12.23) ASSESSMENT

6.1 The key considerations in the assessment of this application are the potential impacts of the proposal on the character and appearance of the site dwelling and wider street scene, and the amenity of the neighbours. 6.2 CHARACTER AND APPEARANCE

• 6.2.1 The Department has recently published the Residential Design Guidance (March 2019) which addresses the issue of flues within a residential property and states that "the Department has seen a number of planning applications for flues serving wood burning stoves,

• and is broadly supportive of these. Consideration should be given to their placement, height, size and finish, as the main issue is likely to be the visual appearance of them and whether they would fit within the existing property and streetscene as a while."
• 6.2.2 Whilst the proposed flue is to be situated upon the side elevation of the property, whilst the proposed flue will be seen within the overall streetscene due to its location, the proposed flue is not a feature which would have a significant visual impact upon the overall streetscene given its size and given that flue's are not an unusual feature seen within residential properties. Accordingly, it is considered the proposal would be an appropriate form of development within the street scene and to the individual property.
• 6.3 NEIGHBOUR AMENITY

• 6.3.1 Turning to whether the proposal would have an impact upon the amenity of the neighbouring properties. Given the location of the flue pipe on the side of the property and its height up to ridge level, it is considered to be of sufficient distance away for adequate discharge of the smoke following combustion. This is considered not to be detrimental to either of the neighbouring properties. CONCLUSION
• 7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 and Environment Policy 22 of the Isle of Man Strategic Plan 2016 and the principles of the RDG and as such the planning application is recommended for approval. INTERESTED PERSON STATUS
• 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 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 above 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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 25.01.2024 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/ customers and archive records.