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Application No.: 23/01370/B Applicant: Mr Michael Chatel Proposal: Installation of external flue system for log burning appliance Site Address: 31 Glebe Aalin Ballaugh Isle Of Man IM7 5BX Planning Officer: Miss Lucy Kinrade Recommended Decision: Permitted Date of Recommendation: 14.02.2024
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 application is considered to have an acceptable visual and amenity impact and to accord with General Policy 2 and Environment Policy 22 of the Isle of Man Strategic Plan 2016.
This approval relates to drawing numbers 1000-01 Rev A, 1000-02 Rev A, 1000-03 and 100004 Rev A all date received 21/12/2023. _______________________________________________________________
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site relates to 31 Glebe Aalin, Ballaugh.
2.0 THE PROPOSAL - 2.1 Proposed is the installation of a flue on the side gable elevation sitting 1.6m above ground and measuring approx. 6.7m tall with a diameter of 150mm wide. The flue is to sit 700mm above the ridge and the flue is to be coloured black. - 2.2 It was noted from a site visit 14.02.2024 that a black flue had already been installed on the side gable.
3.0 PLANNING HISTORY - 3.1 Neighbouring property 33 Glebe Aalin has a similar approved flue on the side elevation under PA 22/00829/B. There is also an application for a flue at No.24 who sits to the rear of No. 31 and 33, this application is still under consideration under PA 23/00752/B and has received an objection from an adjoining neighbour due to smoke and smells.
4.0 PLANNING POLICY - 4.1 The site is within an area designated as proposed Residential on the 1982 Development Plan. - 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
4.3 The Residential Design Guide (July 2021) Section 5- Architectural Details is also relevant.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. - 5.1 Ballaugh Commissioners - had not commented at the time of writing the report 14/02/2024. - 5.2 Department of Infrastructure Highway Services - No highways interest (03/01/2024) - 5.3 No comments received from neighbouring properties. - 5.4 Comments were sought from EHU on 17/01/2024 but nothing was received as of 14.02.2024
6.0 ASSESSMENT - 6.1 The key considerations of this application are the visual impact and whether there are any amenity impacts on the neighbours. Visual Impact - 6.2 The dwelling is detached, two storey and sitting within a small estate of similar two storey dwellings with large open fields to the eastern side. The proposed flue is to run up the external wall and terminate 700mm above the ridge line with a flue diameter of 150mm. The existing dwelling is fairly modern and not of any traditional, historic or social merit warranting its protection. The alignment of the dwellings along the road limits views to the side gable meaning the most visible element is that part of the flue projecting above the roof line. The dwelling already has gable stacks (although it is understood that the stacks in this estate are
dummy stacks) and so having another metal flue alongside them may look at odds but given the more modern appearance of these dwellings, the wider character of residential estate where similar flues are already visible that the dwelling and estate is capable of accommodating this flue in this case and without any unacceptable visual impact and no harm to general public amenity.
Amenity Impact
6.3 Smell and smoke nuisance is the biggest threat to neighbouring properties when it comes to the installation of flues and this can be made worse in particularly close knit housing situations or where a flue is proposed at a much lower level compared to neighbouring properties. In this case the dwelling is two storey and the flue is proposed to terminate 700mm above the existing ridge. Dwellings are close side by side but with gardens to the front and rear providing open spaces around the dwelling for air circulation and dispersal and also minded of the large open fields to the east. The distance, density and siting of the properties in this estate, the fairly open nature and taking into account the height of the flue terminating above the two storey ridge that it is not considered that there would be any significant levels of smoke or smells that would unreasonably harm the living conditions or enjoyment of neighbouring properties to warrant a refusal in this case.
7.0 CONCLUSION - 7.1 The application has been assessed on the drawing submitted and the proposal is considered to have an acceptable visual impact and not to harm the living conditions or amenities of the neighbours in accordance with General Policy 2 (b, c, g, n) and Environment Policy 22 of the Strategic Plan 2016. INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
I can confirm that this decision has been made by the Acting 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 : 15.02.2024 Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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