Officer Report

Application No.: 15/01142/B Applicant: Mr Mark & Mrs Giselle Crowe Proposal: Installation of a flue to dwelling Site Address: 25 Balleigh Court Ramsey Isle of Man IM8 3NQ Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation

Officer’s Report

1.0 SITE - 1.1 The site represents the existing residential curtilage of 25 Balleigh Court Ramsey. This property is a two storey modern semi-detached property located to the eastern side of Clifton Drive and west of Balleigh Court.

2.0 PLANNING POLICIES - 2.1 The site has been zoned under the Ramsey Local Plan Order 1998 as being within an area of 'predominantly residential'; the site is neither within a Conservation Area nor within an area zoned as High Landscape Value or Costal Value and Scenic Significance. - 2.2 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."

- 3.0 PLANNING HISTORY

3.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.

4.0 PROPOSAL - 4.1 The application seeks approval for installation of a flue to dwelling to the rear elevation. The flue will run from the ground level of the property, above the eaves level of the dwelling, but does project beyond the roof ridge of the main dwelling. The flue would have a height of 6.3 metres.

5.0 REPRESENTATIONS - 5.1 Ramsey Town Commissioners have no objection (received on 20.11.2015) - 5.2 Department Infrastructure Highways Services have no objection to the proposals (received on 23.10.2015).

6.0 ASSESSMENT - 6.1 The principal issue relates to the visual impact upon the street scene and upon the individual property. Visiting the site, the flue from Clifton Drive would not be apparent give it is to the rear of the dwelling and lower than the roof ridge. The proposal would be apparent from the rear communal parking area; however, its position, height, design and the colour being painted to match house and roof tiles; would all help reduce its appearance from public view, to an extent which is consider to be acceptable to the amenities of the area. Accordingly, it is considered the proposal would be an appropriate form of development within the street scene and to the individual property.

7.0 RECOMMENDATION - 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and the Ramsey Local Plan and therefore recommended for an approval.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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) The Highways Services of the Department of Infrastructure; and
• (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 01.12.2015 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. Within one month of the installation of the flue it is required that the flue should be painted/finished in a colour to match the colour of the painted eastern elevation of the dwelling (Nr 25 Balleigh Court) except for the upper section of the flue which projects above roof eves level, this upper section is required to be painted in a dark grey (to match roof titles) and retained thereafter, unless otherwise agreed in writing with the Planning and Building Control Directorate. Reason: In the interest of the visual amenities of the street scene and individual property.

This approval relates to the composite drawing received on 14th October, 2015.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 02.12.2015 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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