Loading document...
==== PAGE 1 ====
20/00509/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00509/B Applicant : Miss Chloe Danielle Wood & Mr Steven Kenneth Slack Proposal : Erection of a chimney stack Site Address : Strawberry Cottage Croit E Caley Colby Isle Of Man IM9 4AW
Principal Planner: Miss S E Corlett Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 07.07.2020 __
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. The application complies with General Policy 2 and Environment Policy 22 from the IOM Strategic Plan 2016 and meets the tests of the Residential Design Guidance 2019.
Plans/Drawings/Information;
This approval relates to Site Plan, Location Plan, Existing Elevations and floor plans, and Proposed elevations and floor plans all date stamped and received 18/05/2020
__
Interested Person Status - Additional Persons None __
Officer’s Report
THE SITE 1.1 The application site represents the curtilage of Strawberry Cottage, Croit-E-Caley, Colby an existing two storey detached dwelling. The property is of fairly recent construction although
==== PAGE 2 ====
20/00509/B Page 2 of 4
comprises mostly traditional cottage features such as a traditional three bay fenestration across the front elevation, rendered and slate pitched roof and including two gable end stacks albeit dummy stacks.
THE PROPOSAL 2.1 Proposed is the erection of a full chimney stack to the southern side gable to replace the existing dummy stack. The chimney stack would be approx. 2m wide and 7.5m high to match the height of the existing stack, would appear on the outside of the gable and would be rendered to match the existing dwelling.
PLANNING HISTORY 3.1 In 2010 permission was granted under 10/01259/B for the erection of a chimney stack on the side elevation. The proposal now replicates this 2010 approval.
DEVELOPMENT PLAN POLICIES 4.1 The application site is within an area zoned as "Residential" on the Area Plan for the South 2013 (map3). It is appropriate to consider General Policy 2 and Environment Policy 22 of the Isle of Man Strategic Plan 2016 and 5.1 of the Residential Design Guide 2019 in assessing both the visual and amenity impacts of the proposal including smoke and fumes on neighbouring amenity:
4.2 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;
4.3 Environment Policy 22: Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: i. pollution of sea, surface water or groundwater; ii. emissions of airborne pollutants; and iii. vibration, odour, noise or light pollution.
4.4 Residential Design Guide 2019: "5.1 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.
5.1.3 In recent years the Department has seen a number of planning application for flues serving wood burning stoves, and is broadly supportive of these. Consideration should be given to their placement, height, size and finish, as the main issue is likely to be the visual
==== PAGE 3 ====
20/00509/B Page 3 of 4
appearance of them and whether they would fit with the existing property and the street scene as a whole. Tall and/or prominent flues which have a detrimental impact to a property and/or street scene are unlikely to be supported. Where a flue may have an unacceptable detrimental impact, it may be possible to mitigate the impact by:
o colouring the flue to blend in with the existing colour of the wall the flue may adjoin (or a dark colour when the flue sits within a roof); o encasing the flue so that it appears as a chimney; or o incorporating the flue within the existing or new chimney stacks.
5.1.4 Before making any planning application, it is often helpful to discuss the required positioning and size of the flue required with the relevant Building Control Authority as Flues also require Building Control Consent (separate from planning approval). Details of flue sizing and positioning of the flue and installation of CO2 and heat alarms within the dwelling are all identified within the Building Regulations (Approved Document J - See 'Useful Contacts' at end of this report for details)."
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Rushen Parish Commissioners - in support (24/06/2020).
5.2 Department of Infrastructure Highway Services - Do not oppose (09/06/2020).
5.3 No comments received from neighbouring properties.
ASSESSMENT 6.1 The application seeks approval for the removal of the dummy chimney stack and the erection of a new masonry chimney stack to the side elevation to support the installation of a full working multifuel stove. The proposed chimney stack would be generally in keeping with the traditional style of the property, albeit on the outer wall rather than flush with the gable, maintaining a stack on each gable and not resulting in any adverse visual impact to the general character and appearance of the property or the streetscene. The new stack would terminate above the ridge of the two storey dwelling and at this height fumes and smoke are likely to disperse without any unacceptable or adverse impacts on the immediate neighbours amenity or general living conditions.
CONCLUSION 7.1 For the above reasons the application is considered to be acceptable and compliant with both GP2 and EP22 of the Isle of Man Strategic Plan and 5.1 of the Residential Design Guide.
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.
==== PAGE 4 ====
20/00509/B Page 4 of 4
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 : 10.07.2020
Determining officer Signed : S BUTLER
Stephen Butler
Head of Development Management
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.
Copyright in submitted documents remains with their authors. Request removal