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16/00702/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00702/B Applicant : Miss Alexandra Potts Proposal : Removal of chimney stack (retrospective) Site Address : Greensleeves Douglas Road Kirk Michael Isle of Man IM6 1AT
Case Officer : Miss Lucy Kinrade Photo Taken : 03.08.2016 Site Visit : 03.08.2016 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 SITE
1.1 The application site is the residential curtilage of Greensleeves, Douglas Road, Kirk Michael. This one and a half storey dwelling sits a distance back from the main highway, within a large plot and well-maintained grounds.
1.2 The property is located at the northern end of the A3 heading into Kirk Michael and is one of a cluster of houses that line along both sides of the highway.
1.3 Neighbouring property; Moaney Mollagh, which sits to the south-east of Greensleeves is the only immediate neighbour. Both properties sit on the southern side of the Douglas Road, Greensleeves situated further back from the main highway than Moaney Mollagh.
2.0 PROPOSAL
2.1 This application looks to seek full approval for the retrospective removal of the chimney stack that was previous located south-east of the ridge at the rear of the property.
2.2 The existing chimney stack was brick built with a rendered and painted stack with 1 single clay pot at the top. It was removed in 2010/2011 due to poor condition and water ingress, and re- tiled to match with the existing roof.
3.0 PLANNING HISTORY
3.1 There are no previous planning applications that are considered materially relevant in the assessment of this application.
4.0 PLANNING POLICY
4.1 The application site is within an area designated on The Isle of Man Planning Scheme (Development Plan) Order 1982 as an "area of high landscape or coastal value and scenic significance" and not zoned for development.
In this instance there are no policies that are significantly relevant to this application. However we can assess it using the basis of Housing Policy 16, where as in this instance it would not be the 'extension of a non-traditional dwelling', but rather the 'alteration' off;
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16/00702/B
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Housing Policy 16:
"The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."
4.2 It is also noted that Schedule 4.3(a) of the Isle of Man Town and Country Planning Act 1999 states:
"No enforcement notice may be issued - (a) in respect of a breach of planning control consisting of the carrying out without planning approval of building, engineering, mining or other operations in, on, over or under land, after the end of the period of 4 years beginning with the date in which the operations were substantially completed.
5.0 REPRESENTATIONS
5.1 The Department of Infrastructure Highway Services have indicated that there is no highways interest in this planning application (28/07/2016).
6.0 ASSESSMENT
6.1 The application looks to gain approval for the previous removal of a redundant chimney stack to the rear of the existing property. The most important areas for consideration in the assessment of this application are the impact of the proposed development on the character and appearance of the existing building and its impact on the local environment.
6.2 The area of works is not visible from the front elevation of the property or by the public passing the main entrance of Greensleeves of Douglas Road.
6.3 The roof area from which the stack has been removed is partially visible (albeit a considerable distance away) from the south side of the Douglas Road adjacent to the entrance of Moaney Mollagh. However where the roof has been re-tiled to match the existing roof, it creates a uniform appearance throughout and causes no adverse impact on the area or to the amenity of its neighbours and complies with the suggested HP16..
7.0 RECOMMENDATION
7.1 In this instance, the removal of the existing chimney stack does not conflict with the amenity of the neighbours nor does it create a visual impact to the public, and therefore recommended for an approval.
8.0 PARTY STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (e) The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
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16/00702/B
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Recommendation
Recommended Decision:
Permitted Date of Recommendation: 10.08.2016
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
This approval relates to the information received on 22nd June, 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 10.08.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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