DEC Officer Report

Application No.: 21/00574/B Applicant: Mr & Mrs Nick Ward Proposal: Removal of existing chimney and installation of replacement roof tiles Site Address: Ballalough 8 Ballagarey Road Glen Vine Isle Of Man IM4 4EA Planning Officer: Mr Nick Salt Recommended Decision: Permitted Date of Recommendation: 22.07.2021 _________________________________________________________________

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 proposal is considered to be in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016 in that no unacceptable visual, residential amenity or other impacts were identified.

Plans/Drawings/Information; This approval relates to the following plans and drawings received 21.05.21:

• - JTM2126-P-00 - Location Plan
• - JTM2126-P-02 - Proposed Elevations _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site relates to a bungalow on the eastern side of Ballagarey Road in Glen Vine, a residential area characterised by a mix of mainly bungalows and dormer bungalows. The site is on a corner plot and features rendered external elevations and a hipped rosemary tiled roof, with a modest chimney stack on the eastern side of the roof. The top of the stack is level with the roof ridge, with the flue itself projecting slightly above. - 1.2 The site is not within any Conservation Area and does not relate to a Registered Building.

2.0 THE PROPOSAL - 2.1 Proposed is the removal of the existing chimney stack and the replacement of the rosemary tiles to the roof with anthracite grey tiles. No alterations are proposed to the dimensions of the roof.

3.0 PLANNING POLICY - 3.1 The site falls within an area zoned as Predominantly Residential on Area Plan for East 2020 (inset map for Crosby and Glen Vine). As such, General Policy 2 of the Isle of Man Strategic Plan is the key policy in the consideration of this application. - 3.2 GP2 states that 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:

• (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; and (g) does not affect adversely the amenity of local residents or the character of the locality.

3.3 DEFA's Residential Design Guidance (2019) is a material consideration. Section 5.1 of the guidance relates specifically to chimneys.

4.0 PLANNING HISTORY - 4.1 No relevant planning history has been identified.

5.0 REPRESENTATIONS - 5.1 DOI Highways state that they have no highways interest in this application (14.06.21, 22.06.21). - 5.2 Marown Parish Commissioners have no objections to the proposal (18.06.21). Following the submission of additional plans, the council requested a deferral (09.07.21).

6.0 ASSESSMENT - 6.1 The key consideration in the assessment of this planning application is the visual impact on the character and appearance of the site and wider street scene. - 6.2 The proposed alterations relate solely to the replacement of the roof materials and the removal of the existing chimney stack. The street scene in this area of Glen Vine is fairly varied and there are numerous dwellings without chimney stacks. There is also a good degree of variation in terms of roof tiles and finishes. The replacement of the rosemary tiles with anthracite slate-effect tiles would not be out of character or inappropriate for the street scene or for the bungalow itself. - 6.3 The DEFA Residential Design Guidance notes that chimney stacks make an important contribution to the character and appearance of dwellings, the street scene and the skyline. However, the scale of the works in this case is a factor. The removal of the chimney stack is considered to be acceptable as the chimney stack was not a dominant or eye-catching feature

• on the roof. Its removal is considered to have a neutral impact on the character and appearance of the street scene.
• 6.4 Due to the nature of the additional drawing (further details of the existing arrangements) showing the inclusion of velux windows, (which would comply with permitted developent) and the previous lack of objection, a recommendation has been made without deferral for further comment from Marown Parish Commissioners.

7.0 CONCLUSION - 7.1 In summary, the proposal is considered to accord with General Policy 2 of the IOMSP, the guidance set out in the Residential Design Guidance, and the land use zoning set out in the Area Plan for the East. No adverse impact has been identified as likely with respect of the appearance of the site and surrounding area.

8.0 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 a Principal Planner 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: 22.07.2021 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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