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18/00450/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00450/B Applicant : Mr Andrew Kneen Proposal : Removal of a rear chimney stack Site Address : Broomville Coburg Road Ramsey Isle of Man IM8 3EH
Case Officer : Mr Jason Singleton Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 29.06.2018 __
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 drawings all received on 27th April 2018.
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is the residential curtilage of Broomville, Coburg Road, Ramsey. The property sits to the south of the Highway and is a detached building, two stories high with a hipped roof. There are three chimney featured on the property, two on the side elevation and one to the rear.
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18/00450/B Page 2 of 3
PROPOSAL 2.1 Proposed is the removal of a rear chimney stack.
2.2 The applicant notes; the stack is in poor condition. Works are to alleviate water ingress and then make good the roof to match the existing. This application does not affect the remaining two chimney stacks to the front of the property. Works are to be done in conjunction with replacement roof tiles to match the existing.
PLANNING HISTORY 3.1 07/00548 - Creation of a vehicle access, onsite parking and erection of decking.
PLANNING POLICY 4.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Ramsey Local Plan 1998.
4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application;
4.3 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: (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; (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;
4.4 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 property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
REPRESENTATIONS 5.1 Ramsey Town Commissioners have no objection (received on 22/05/18)
5.2 Highways Services have commented and confirm there is no Highways Interest in the proposal (received on 04/06/18)
ASSESMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) visual impact of the proposed development; (GP2(b) & (c) (ii) the impact upon the amenities (overlooking, loss of light; over bearing impact, privacy and visual amenity) of the neighbouring properties. (GP2(g))
6.2 As previously mentioned there are three chimneys to the property, one to each side of the property and the one to the rear that is the subject of this application.
6.3 Given the location of the other two chimneys on the side are more visible from the highway helps to retain the character and appearance of the building itself. However, the chimney to the rear of the building is by far the least prominent when viewed from Coburg Road. The building remains attractively-proportioned and retains a number of its characteristics.
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18/00450/B Page 3 of 3
6.5 The loss of the chimney is unfortunate, but given the circumstances of the site relative to its surroundings, and also the general lack of public views of the chimney, it is therefore concluded that the proposal is not in conflict with parts b,c or g of General Policy 2.
CONCLUSION 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.
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: 29.06.2018
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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