362367

==== PAGE 1 ====

                                      20/00106/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/00106/B Applicant : Miss Sandra Lee Proposal : Removal of a chimney stack Site Address : 3 Princes Avenue Douglas Isle Of Man IM2 3JB

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: 03.04.2020 __

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 27th January 2020 and drawing no. A date-stamped as having been received on 3rd February 2020.

__

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE

==== PAGE 2 ====

                                      20/00106/B                                     Page  2  of  3

1.1 The site is the residential curtilage of 3 Princes Avenue, Douglas, a three-storey terraced house located on the west of Princes Road.

1.2 The chimneystack is on the northeast side of the roof close to the rear.

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.

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 (20/02/2020).

5.2 DoI Highway Services have no highway interest in this application (18/02/2020).

6.0 ASSESSMENT

==== PAGE 3 ====

                                      20/00106/B                                     Page  3  of  3

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 removal would is not visible from the roadside but is visible from the back alley. The stack is relatively small compared with the property and set towards the rear of 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.

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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 30.04.2020

Determining officer Signed : C BALMER

Chris Balmer

Principal Planner

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.