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20/00067/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00067/B Applicant : Miss Emily Bedford & Mr Neil McMullen Proposal : Removal of a rear chimney Site Address : Ballaglea 11 St Ninians Road Douglas Isle Of Man IM2 4BB
Planning Officer: Mr Peiran Shen Photo Taken : 03.03.2020 Site Visit : 03.03.2020 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 06.03.2020 __
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. This application is considered to comply with GP2 of the Strategic Plan.
Plans/Drawings/Information;
This approval relates to the submitted documents, location plan and photos date-stamped as having been received on 21st January 2020. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of Ballaglea 11 St Ninians Road, Douglas, a two- storey semi-detached house. The site is on the southwest of St Ninians Road.
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20/00067/B Page 2 of 3
1.2 The house has a Dutch-gable roof conjoin with the neighbouring property. The two houses share symmetric designs of the front elevation.
1.3 The chimneystack for 11 is on the southwest side at the rear of the roof while the neighbouring property has their chimney stack right next to the middle line to the front. Google Street View 2010 shows there is also a single chimney stack at the northwest of the neighbouring property and it was no longer visible from the 2015 Ariel Photos.
2.0 THE PROPOSAL 2.1 The current planning application seeks approval for the removal of the chimney stack and the making good of the roof in matching materials.
3.0 PLANNING HISTORY 3.1 There is no previous application considered materially relevant to this application.
3.2 The neighbouring property took down the single chimney stack without a planning application. However, due to the fact from the 2015 Ariel Photos, this development has passed the 4-year enforcement time-limit and therefore requires no enforcement action.
4.0 PLANNING POLICY 4.1 In terms of local policy, the site lies within an area designated as Predominantly Residential Use in the Douglas Local Plan 1998.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
4.3 General Policy 2: "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".
4.4 Residential Design Guidance (July 2019) provides advice on the design of new houses and extensions to an existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
4.6 RDG (July 2019) 5.1.1 state: "Chimneystacks make an important contribution to the character and appearance of dwellings, the street scene and the skyline. They are also often particularly important features of many dwelling designs which as well as being functional provide interesting and distinctive patterns in the roofline often making a positive contribution to the particular quality and general appearance of an area. Extensions and roof alterations should avoid the loss of a chimneystack that positively contributes to the dwelling's character and appearance. The Department encourages, wherever practical, the retention of prominent chimney stacks to traditional/period properties, which add to the character and quality of the street scene, especially where the individual property is within a Conservation Area."
5.0 REPRESENTATIONS 5.1 Douglas Borough Council has no objection on this application (07/02/2020).
5.2 DoI Highway Services have no highway interest in this application (17/02/2020).
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20/00067/B Page 3 of 3
6.0 ASSESSMENT 6.1 The main concerns for this application are its impact on the character and landscape of the area.
6.2 The existing dwelling and its chimneystack are of no particular architectural or historic interest to warrant its retention or protection. The stack is relatively small compared with the property and set towards the side elevation. It's expected that the removal of the stack would have a negligible and neutral impact on the general character and appearance of the property. The removal would also put the two detached dwelling into more symmetric design again which can be considered as an enhancement of the street scene.
7.0 CONCLUSION 7.1 For the reasons that the proposal is considered to comply with GP2 of the Strategic Plan, it is recommended for an 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 which 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.
Decision Made : Permitted Date : 09.03.2020
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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