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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/00614/B Applicant : Mr Brian Johnson Proposal : Removal of a shared chimney stack (retrospective) Site Address : 18 & 20 Church Avenue Onchan Isle of Man IM3 4ED

Senior Planning Officer: Mr Jason Singleton Photo Taken :

Site Visit : 12.07.2018 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Refused Date of Recommendation: 03.09.2018 __

Reasons for Refusal

R : Reasons for Refusal O : Notes attached to reasons

R 1. The removal of the chimney stack would have an adverse impact upon the character and appearance of the property and the locality in general which would be contrary to General Policy 2 of the Isle of Man Strategic Plan.

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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 18& 20 Church Avenue Onchan. The properties are two stories tall and form part of a terrace of dwelling houses located on the east side of the highway.

1.2 The street scene is made up off 25 terraced properties running at a right angle to the main highways from Onchan to Laxey. The fronts of the terrace are bounded by approx. 1.2m high wall and are set back from the road with a small approx. 2.0m garden at the front.

1.3 The terrace is unique in appearance and the fronts are characterised by its external finishes. The ornate detailing around the windows, regularity of the design and proportions; chimney stacks and the 'back to back' layouts. Within the roof scape many of the properties feature chimneys stacks located at every property junction, indicating the chimney is shared between two properties.

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1.4 The chimney stacks runs from east to west and there is a characteristic rhythm of the chimneys in the terrace that regularly puncture through the roofs between the properties. The chimney stacks are substantial and it is of a design which is characteristic of this terrace. The chimneys feature 8 tall clay ware chimney pots and the stack is formed from concrete and has been painted in colours to wither match the dwellinghouse or a dark grey colour to match the roof, when observed from ground level. The application site is not within a designated conservation area.

PROPOSAL 2.1 Proposed is the removal of the chimney stack located between the two properties. The applicant notes; "the Chimney stack was allowing damp to enter both properties (18&20) when repair work was being carried out, the stack collapsed in on itself. There is a property across the road with a chimney stack removed".

PLANNING HISTORY 3.1 00/01874/B - Installation of uPVC windows to replace existing. Approved. (No.20)

3.2 00/00478/B - Installation of replacement windows. Approved. (No.18)

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 Onchan Local Plan 2000.

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;

REPRESENTATIONS 5.1 Onchan Commissioners recommend refusal (received on 25/06/18) as the removal of the chimney stack is "not in keeping with the existing streetscape".

5.2 Highways Services have commented and confirm there is no Highways Interest in the proposal (received on 23/07/18)

ASSESMENT 6.1 The fundamental issues to consider in the assessment of this planning application is the visual impact of the proposed development on the character and appearance of the building and the street scene in general.

6.2 In respect of the visual impact of Church Avenue, from visiting the site it is clear the chimneys stacks are a prominent feature which makes a significant contribution to the character and design of the terrace. The chimney stack is to the end of the property, on the boundary wall and due to the sloping nature of the Church Avenue are visible from the public footpath from a walking perspective. However, there are longer views of the terrace and their chimney stacks when travelling along the main highway from Onchan to Laxey when looking up Church Avenue.

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6.3 Whilst the site is not within the conservation area, the chimney stacks are an important facet of the roof lines of our towns and villages which contribute to the character of the street scene. It is considered that the removal of the chimney stack would appear out of place and unbalanced compared to the surrounding properties with dominant chimney stacks. This would upset the visual rhythm to the appearance of the terrace and would have a harmful impact upon the street scene which would dilute the character and appearance of the property and street scene of the terrace in general.

6.4 The problems of damp in this property is noted but are probably a common problem that is likely to exist at other properties where chimneys have deteriorated and/or fallen out of use. While each case must be considered on its own merits, the loss of the chimney is a concern about the precedent that would be set for the terrace if this proposal was approved. It would be reasonable to assume an alternative remedy to address the damp problem could be achieved by consulting with a chartered building surveyor who can investigate the issue further and recommend an appropriate treatment.

CONCLUSION 7.1 Overall, it is concluded that the planning application does not accord to the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and is recommended for refusal.

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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Refused

Date : 05.09.2018

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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