This application seeks permission for the installation of a flue to a modern detached bungalow in a residential area. This application is considered to be acceptable and in accordance with the relevant policies of the Isle of Man Strategic Plan.
The Site
The application site is the curtilage of 66 Ballacriy Park, Colby which is a detached single storey bungalow. The street scene is made up of single storey detached bungalows.
The Proposal
The application seeks approval for the installation of a flue in the front roof slope. The flue would extend approximately 1m from the exit from the roof slope, the top of the flue would be in line with the ridge line of the roof.
Planning History
The application site has had a couple of previous applications for the alterations and extension in 1991. A conservatory was granted permission in 1994.
Development Plan Policies
The application site is in an area zoned as "Predominantly Residential" identified on the Arbory and East Rushen Local Plan 1999. Given the nature of the application it is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007).
General Policy 2
Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan will normally be permitted, provided that the development:
(a) Is in accordance with the design brief in the Area Plan where there is such a brief;
(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;
(d) Does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
(e) Does not affect adversely public views of the sea;
(f) Incorporates where possible existing topography and landscape features, particularly trees and sod banks;
(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;
(j) Can be provided with all necessary services;
(k) Does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
(l) Is not on contaminated land or subject to unreasonable risk of erosion or flooding;
(m) Takes account of community and personal safety and security in the design of buildings and the spaces around them; and
(n) Is designed having due regard to best practice in reducing energy consumption.
Consultations
Highways Division has not commented
Arbory Commissioners have no comments
Assessment
The proposed development is considered to be a minor addition to the dwelling which would not dominate the front elevation.
It is considered that the proposed flue would not adversely affect the visual amenities of the street scene. It is also judged that the proposal would not have an adverse impact on the amenities of local residents.
For the above reasons the application is considered to be acceptable and is recommended for approval.
Party Status
The local authority Arbory Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 05.12.2011
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approvalN : Notes attached to conditionsR : Reasons for refusalO : Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2.
This permission relates to the installation of a flue as shown in drawings Location Plan, Flue Details, PMB 1, PMB 2, PMB 3 and PMB 4 received 26th October 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made: Permitted Date: 6/12/11
Signed: Michael Gallagher Director of Planning and Building Control
OR
Signed: Jennifer Chance Development Control Manager
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