DEC Officer Report

Application No.: 23/00635/B Applicant: Miss Jackie Fergusson Proposal: Removal of two chimney stacks Site Address: 1 Premier Road Ramsey Isle Of Man IM8 3AS Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.06.2023

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. Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and Residential Design Guide 2021.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 23.05.2023. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site is 1 Premier Road, Ramsey located to the east of Mooragh Lake on Premier Road, which links Park Road to Mooragh Promenade. The application property is a

• single and two storey dwelling with a front facing gable and a single storey side extension that juts out perpendicular to the roof of the main property.
• 1.2 The properties to the west that face onto Park Road appear to be of a similar age to the application property. To the east is three terrace properties that appears to have been an infill.

2.0 PLANNING POLICIES - 2.1 The application site is within an area of 'Predominantly Residential' under the Ramsey Local Plan. The site is not within a Conservation Area. - 2.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application: - 2.3 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."

2.4 Residential Design Guide 2021.

3.0 PLANNING HISTORY - 3.1 The previous planning application is considered relevant in the assessment and determination of this application; - 3.2 Variation of Condition 1 of PA 18/00996/B, Alterations and erection of front and rear elevations, to increase the period of permission by four years - 23/00080/B - APPROVED - 3.3 Alterations and erection of front and rear elevations - 18/00996/B - APPROVED

4.0 PROPOSAL - 4.1 The application seeks approval for the removal of two chimney stacks to the side elevation (east).

- 5.0 REPRESENTATIONS

5.1 Highway Services comment their is no highway interest (02.06.2023).

6.0 ASSESSMENT - 6.1 The key issue to considerer in the assessment of this planning application is the potential impacts upon the visual amenities of the street scene. POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE - 6.2 In relation to the removal of the chimney stack; chimneys can play an important role in the overall design and character of the street scene and to lose chimneys in some areas can result in a detrimental impact upon the visual amenities to the street scene and upset the appearance of the locality. However, in this case the design and appearance of the stacks proposed to be removed does not have significant architectural interest to warrant their retention. The site is also not within a Conservation Area. Accordingly, this aspect of the proposal is considered acceptable.

7.0 RECOMMENDATION - 7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and Residential Design Guide 2021 as such the planning application 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:

• (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: 21.06.2023 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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