Loading document...
Application No.: 22/01515/B Applicant: Mr Mike Carney Proposal: Erection of an extension to the rear elevation of the property (Amendment to approved planning application 21/01304/B to incorporate a flue for a woodburning stove) Site Address: 3 Ballamaddrell Port Erin Isle Of Man IM9 6AS Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 14.02.2023
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 would accord with General Policy 2 of the IoM Strategic Plan 2016 and the Residential Design Guide
This decision relates to drawings and supporting information submitted on 22 December 2022, referenced; Site Location Plan Proposed Block Site Plan Existing Ground Floor Plan Proposed Ground Floor Plan Proposed Ground Floor Plan enlarged Existing and Proposed Front Elevations Existing and Proposed Rear Elevations Existing and Proposed Right Elevations
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is the residential curtilage of 3 Ballamaddrell, Port Erin. The property sits to the south of the Highway on a main artery route into Port Erin. The property has the overall appearance of a bungalow but is characterised as a single storey semi-detached dwelling (other half is No.1 to the east) with a pitch tiled roof and concrete render finish with a stone work appearance. The property is set back from the highway with a boundary wall and gardens behind. - 1.2 To the rear of the dwelling is an existing single storey flat roof extension that measurers 2.4m long projecting from the rear elevation and 2.8m wide across the rear elevation. This is used as a kitchen / utility room and adjoined to No.1 Essentially No.1 and 3 are the mirror image of each other in appearance. Also within the rear garden is a detached timber (shed) building that runs parallel to the eastern boundary.
2.0 THE PROPOSAL - 2.1 Proposed is Erection of a rear extension to the property (Amendment to approved planning application 21/01304/B to incorporate a flue for a wood burning stove. - 2.2 Proposed is the erection of a single storey, rear extension with a flat roof. The proposal would measure a foot print approx. 5.5m long into the garden and 4.0m wide from the boundary. The proposal would feature glazing on the side (west) and rear (south) elevations and used as a dining room. The proposal would be built off the existing rear extension and knocked through internally. Externally the extension would be finished with painted render. - 2.3 The propose works are solely contained to the rear (South) elevation.
3.0 PLANNING POLICY - 3.1 The application site is designated as; 'predominately residential' on the Area Plan for the South. The site is not within a Conservation area, nor are there any registered trees on site and the site is not identified as being within a flood risk area. - 3.2 The Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 3.3 General Policy 2 (GP2) (in part) 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:
3.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing
4.0 PLANNING HISTORY - 4.1 21/01304/B - Erection of an extension to rear elevation. Approved. - 4.2 22/00887/MCH - Minor Change application to PA 21/01304/B involving application of render to approved brick rear extension walls
5.0 REPRESENTATIONS (in brief - full reps can be read online) - 5.1 Port Erin Commissioner's Commented (04.12.22 & 11/01/23)) with no objection. - 5.2 Highways Services do not object (No Highways Interest) 13/01/23
6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are; Visual Impact Neighbouring amenity Environmental harm - 6.2 Visual impact The scope of the proposed works would be identical to the previous planning application which was approved. The only difference to the former application is the erection of a flue pipe that connects to a wood burner stove. - 6.3 This aspect of the flue pipe would be considered to be minor alterations to the external appearance of the property and would be considered an acceptable proposal in principle. The proposed flue would project up from the proposed extension and terminate 1m above the roof line. Being on the rear of the building it would not be considered an incongruous feature and would not be apparent from the public highway to the front. Whilst some views may be visible from the rear elevation and within the communal car park to the rear, flue's and their association on buildings are common place given the popularity of wood burning stoves and alike.
6.3 Neighbouring amenity Given the small scale of the works that is limited to the rear elevation of the property for the installation of flue pipe are not considered to have an adverse visual impact on the property when viewed from the surrounding neighbouring properties due to its position, size, and design and would not result in a significant adverse visual impact upon the appearance of the building or that of the immediate area. - 6.4 Environmental harm Turning to the use of the flue in conjunction with a proposed wood burning stove, the installation can raise concerns of air pollution to neighbouring properties. However, given the location of the flue pipe on the rear of the property and its height, and that it is to be used a 'feature' as opposed to the sole supply of heating and hot water due to the modern construction of the property, it is considered to be of sufficient distance away for adequate
discharge of the smoke following combustion so not to be considered a nuisance from smells or smoke.
7.0 CONCLUSION - 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties and would comply with the principles of General Policy 2, Environmental policy 22 of the Isle of Man Strategic Plan 2016, and is recommended for approval.
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:
8.2 The decision maker must determine:
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: 16.02.2023 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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.
Copyright in submitted documents remains with their authors. Request removal
