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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00949/B Applicant : Mrs Kathryn Shipsides Proposal : Installation of black coloured twin wall flue to serve multi-fuel appliance Site Address : 6 Clybane Rise Douglas Isle Of Man IM2 2LR

Planning Officer: Mr Toby Cowell Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 16.11.2023 __

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.

N 1. FOR YOUR INFORMATION Please be aware that a ban on the installation of fossil fuel heating systems in any new building(s) and or extension(s), will come into force on 1st January 2025.

You therefore are encouraged to ensure that your proposed development includes alternatives to fossil fuel heating systems if you believe that such works will not be completed by that date.

To this end, if you propose an alternative, such as air source or ground source heat pump(s), or any other heating system that would require planning approval, the details of this should be addressed now. This may require you to resubmit your planning application to accommodate the alternative permitted heating system proposed.

This application has been recommended for approval for the following reason. The development is considered acceptable in terms of its design and impact on the streetscene without detriment to the amenities of surrounding residential properties, and as such comply with Strategic Policy 5, Spatial Policy 1, General Policy 2 and Environment Policy 42 of the Strategic Plan (2016).

Plans/Drawings/Information;

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This approval relates to drawings referenced; 001, & 100, Received 22.08.23 __

Interested Person Status - Additional Persons

None. __

Officer’s Report

1.0 THE SITE 1.1 The application site relates to a two-storey semi-detached dwellinghouse and its associated curtilage within Clybane Rise, Douglas.

2.0 THE PROPOSAL 2.1 Planning permission is sought for erection of a black coloured twin wall flue projecting above a single-storey flat roofed element to the property which borders the streetscene to the immediate north-east. The flue would project 1.5m above the flat roof and set 2.3m from the closest outer flank wall of the principle two-storey element of the property.

3.0 PLANNING HISTORY 3.1 None of relevance.

4.0 PLANNING POLICY 4.1 The application site is identified in the Area Plan for the East as land zoned for 'predominantly residential' purposes.

4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;

Strategic Policy 2 Priority for new development to identified towns and villages 3 To respect the character of our towns and villages 5 Design and visual impact

Spatial Policy 1 Development in Douglas

General Policy 2b,c,g General Development Considerations

Environment Policy 22 Safeguarding the environment and/or amenities of surrounding properties 42 Designed to respect the character and identity of the locality

4.5 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.

5.0 REPRESENTATIONS 5.1 Braddan Parish Commissioners - No objection (04.09.23)

5.2 Highways Services - No highways interest (25.08.23)

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6.0 ASSESSMENT 6.1 The proposed flue is to be situated to the rear of the property and would therefore not be visible within the context of the streetscene. Therefore, the proposals are considered to be acceptable from a design standpoint.

6.2 Turning to whether the proposal would have an impact upon the amenity of the neighbouring properties, one of the main issues arising from them are with regards to the possibility of smoke or smells being emitted. When a flue is installed it is normally in connection with an item which would need to be installed by a HETAS registered installer or with a Building Control application, as such a flue would be checked to make sure that the flue is acceptable in terms of Environmental issues which could arise in its installation. Furthermore, the top of the flue would extend above the eaves height of the dwelling and as such any smoke arising from the flue would not impact upon windows in the rear elevation of the host dwelling or the adjoining property. The development is therefore considered to be acceptable in the context of safeguarding neighbouring amenity.

7.0 CONCLUSION 7.1 The development is considered acceptable in terms of its design and impact on the streetscene without detriment to the amenities of surrounding residential properties, and as such comply with Strategic Policy 5, Spatial Policy 1, General Policy 2 and Environment Policy 42 of the Strategic Plan (2016). The application is therefore 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 the 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 : 17.11.2023

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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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.