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20/01066/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/01066/B Applicant : Mr Steven Leach Proposal : Removal of two chimney stacks, installation of replacement roof tiles and blocking up of a doorway Site Address : 44 Whitebridge Road Onchan Isle Of Man IM3 4HR
Planning Officer: Mrs Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 08.12.2020 __
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 proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 15th September 2020: o Drawing No. 01 o Drawing No. 05 __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE
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20/01066/B Page 2 of 4
1.1 The application site is the residential curtilage of 44 Whitebridge Road, Onchan which is a large detached property situated to the south of Whitebridge Road, across from the properties along Glen View Road.
THE PROPOSAL 2.1 The current planning application seeks approval for several different aspects, firstly to replace the whole roof with "Redland Mini Stonewolds" smooth concrete tiles in the colour grey which measure 418mm by 334mm. Secondly to remove the two chimney stacks situated to the northern end of the property. Thirdly to install two rooflights measuring 980mm by 550mm. Fourthly to replace the existing rooflight to the south east with a like for like replacement and fifthly to install a multifuel stove with a new double skin stainless steel flue within the existing chimney situated to the north west of the property.
2.2 To the main property there is also the blocking up of an existing door on the front elevation.
PLANNING HISTORY 3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.
PLANNING POLICY 4.1 The site lies within an area zoned as Predominantly Residential on the Area plan for the East as such General Policy 2 and Environment Policy 22 are the most relevant from the Isle of Man Strategic Plan 2016.
4.2 General Policy 2 of the Isle of Man Strategic Plan 2016 states "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; h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) does not have an unacceptable effect on road safety or traffic flows on the local highways." n) is designed having due regard to best practice in reducing energy consumption."
4.3 Also relevant is Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 which states, "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
4.4 The Residential Design Guidance 2016 is also relevant in this application of which the parts which are relevant are below in the assessment of this application.
REPRESENTATIONS 5.1 Highway Services have No Highways Interest in this application (9.10.20 & 23.10.20).
5.2 Onchan Commissioners have considered the proposal and recommend approval (7.10.20).
ASSESSMENT 6.1 The key issue to consider in the assessment of this planning application is the potential impacts upon the visual amenities of the overall streetscene.
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20/01066/B Page 3 of 4
6.2 Firstly when looking at the proposed property and the replacement roof tiles, where the property is situated along Whitebridge Road there are several properties with both the red coloured double roman tiles and also with a dark brown/grey roman tiles. There are also several properties which have smooth tiles, all of which are most likely a type of concrete.
6.3 Whilst the alteration from the existing red/orange colour would be noticeable within the overall streetscene due to the surrounding properties being a range of different colours and styles the alteration would not affect how the property is viewed within the overall streetscene.
6.4 With the replacement of the roof tiles there is the removal of two chimney stacks situated to the north east of the property, whilst the surrounding properties to the north, east and west of the property have chimney stacks of varying sizes, the properties to the south do not. Overall the existing dwelling and its chimney stacks are of no particular architectural or historic interest to warrant the retention of the chimney stacks. The chimney stacks themselves are relatively small and whilst they can be seen from a public vantage point the removal of the chimney stacks will not overly change the overall streetscene especially as one chimney is to stay which is situated to the south west of the property.
6.5 When looking at the removal of the door to the front elevation, it was noted during my site visit that a lot of the landscaping shown on the 2010 Google Maps had been removed from the front of the property. Whilst this is the case and could potentially increase the impact of the proposed works on the overall streetscene, this would be minimal and as such it complies with General Policy 2.
CONCLUSION 7.1 For the above reasons the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable.
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 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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
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20/01066/B Page 4 of 4
Decision Made : Permitted
Date: 15.12.2020
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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