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18/00207/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00207/B Applicant : Mr Anthony Heaton Proposal : Removal of a chimney stack Site Address : 80 Royal Avenue Onchan Isle Of Man IM3 1LB
Case Officer : Mr Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 16.04.2018 __
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.
Plans/Drawings/Information;
This approval relates to the submitted documents and drawing all received on 27th February 2018. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of 80 Royal Avenue, Onchan which is a two storey detached property located on a corner plot with Royal Avenue to the west and Central Drive to the east. The property has two chimney stacks to the side elevation (south).
2.0 THE PROPOSAL
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18/00207/B Page 2 of 3
2.1 The planning application seeks approval for the removal of a chimney stack to the south (side) elevation.
3.0 PLANNING HISTORY 3.1 There are a number of previous planning applications on this site,; however, none are considered relevant in the determination of the current proposal.
4.0 PLANNING POLICY 4.1 The application site is within an area zoned as Predominantly Residential under the Onchan Local Plan. The site is not within a Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant to the assessment of this current planning application:
4.3 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."
5.0 REPRESENTATIONS 5.1 Onchan Commissioners indicates that they do not oppose the application (received on 21.03.2018).
5.2 Highway Services comment there is no highway implications (received on 05.04.2018).
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 6.1 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 property would still retain one of the two stacks to the side elevation and the design and appearance of the stack proposed to be
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18/00207/B Page 3 of 3
removed does not have significant architectural interest to warrant its retention. The site is also not within a Conservation Area. Accordingly, this aspect of the proposal is considered acceptable.
7.0 CONCLUSION 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 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) (No 2) Order 2013 (Article 6(4), 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) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
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 in Article 6(4) who should be given Interested Person Status. __
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: 23.04.2018
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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