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20/00169/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00169/B Applicant : Ms Samantha Hall Proposal : Removal of a chimney stack Site Address : Dreeym House Bradda West Road Spaldrick Port Erin Isle Of Man IM9 6PN
Planning Officer: Mr Paul Visigah Photo Taken : 04.03.2020 Site Visit : 04.03.2020 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 06.04.2020 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1.cThe 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. It is considered that the planning application is in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016 and Section 5.1.1 of the Residential Design Guide 2019.
Plans/Drawings/Information;
This approval relates to the Location Plan, Site Plan and photographs all date stamped and received 13/02/2020.
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Interested Person Status - Additional Persons
None
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20/00169/B Page 2 of 4
Officer’s Report
THE SITE 1.1 The application site is the residential curtilage of a detached split level dwelling with accommodation in the roof. The dwelling, Dreeym House, Bradda West Road, Spaldrick, sits in a manner that its front garden can be accessed by Bradda West Lane and the rear from Bradda West Road. A significant section of the dwelling which is situated along the central section of Bradda West Road is screened by the trees and shrubbery on the site; however, its location at the junction with the highway linking the southern section of Bradda West Road makes its roof structure prominent within the street scene.
1.2 The street comprises a mix of single and two storey detached dwellings, with a significant proportion of them rendered and finished in a light colour, and many have chimneys. Most of the properties are modern, with a varied range of designs, themes and character that reflect their age.
THE PROPOSAL 2.1 Proposed is a scheme which will see the removal of the existing chimney stack. The chimney which extends to above the roof ridge by about 1.3m will be removed from the roof plane and the roof area restored with roof material to match that of the existing roof.
PLANNING POLICY 3.1 The site lies within an area designated as 'Predominantly Residential' on the Area Plan for the South 2013 (Map 7) and the site is not within a Conservation Area. As such, the following Strategic Plan policy is relevant:
3.2 General Policy 2 states 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.
3.3 Section 5.1 of the Residential Design Guidance 2019: Chimney Stacks and Flues 5.1.1 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 chimneystacks 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.
5.1.2 Proposals for traditionally styled new dwellings or extensions should include chimneys, either as full working chimneys or "fake stacks", which at least give the appearance of a chimney and help break up a potentially bland roofscape.
PLANNING HISTORY 4.1 The application site has been the subject of three previous planning applications, none of which is considered to be materially relevant in the assessment and determination of the current application.
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REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is 'No Highway Interest' in a letter dated 28 February 2020.
5.2 Port Erin Commissioners have stated that they support the application in a letter dated 13 March 2020.
ASSESSMENT 6.1 The issue is whether the works would result in an adverse impact on the character and appearance of the individual property and the street scene.
6.2 Whilst it is noted that the chimney on this property is noticeable within the street scene, the design and age of the property is such that its appearance would not be significantly altered by the removal of the chimney. As such, its loss is not considered detrimental to the character and appearance of the property.
6.3 With regard to the impact on the character and appearance of the streetscene, the Residential Design Guidance addresses chimney stacks in section 5.1.1, where emphasis for retention is put on those which are considered of traditional value. This feature, as existing on the application site is not considered to be of traditional value or vital to the visual quality of the local built environment. Based on the foregoing, the removal of the chimney on the application property would have a negligible impact and as such its loss is not considered detrimental to the character and appearance of the streetscene.
6.4 Equally, the properties within the street scene are particularly modern with properties built within the era of the application property, particularly those north of the application site on Bradda West Road, built without chimneys; thus the proposed works would fit seamlessly into the character and appearance of the site and wider area.
CONCLUSION 7.1 The proposal is considered to accord with General Policy 2b, c, and g and the Residential Design Guidance and is supported.
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 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
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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: 07.04.2020
Determining officer Signed : S CORLETT Sarah Corlett
Principal Planner
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