Officer Report

Application No.: 16/00462/B Applicant: Department Of Infrastructure Housing Division Proposal: Removal of existing chimney stacks Site Address: 15- 35 Ballacrosha Ballaugh Isle Of Man IM7 5AG Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilages of 15- 35 Ballacrosha which forms a housing development of 20 part single, party two storey terraced dwellings and four flats, sited on the northern side of Ballacrosha and east of Station Road in Ballaugh. - 1.2 The housing development is characterised mainly by terraced dwellings of similar form, layout and appearance, but also two pairs of two storey apartment buildings, all finished in a cream painted render with slate roofs.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the removal of chimneys. - 2.2 The applicant indicates that the Department are refurbishing the exteriors of these properties and as a result are reroofing the properties with new and used slates. The burning of solid fuel is reducing in the Department's properties and as a result the chimneys ae becoming redundant.

3.0 PLANNING HISTORY - 3.1 There are no previous planning applications on this site which are considered relevant in the determination of the current proposal.

4.0 PLANNING POLICY - 4.1 The application site is within an area zoned as Predominantly Residential under the 1982 Isle of Man Development Plan. The site is not within a Conservation Area.

4.3 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically relevant to the assessment of this current planning application: - 4.4 General Policy 2 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:

• (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."

5.0 REPRESENTATIONS - 5.1 Ballaugh Parish Commissioners do not object (received on 09.05.2016). - 5.2 Highway Services have no objection (received on 09.05.2016).

6.0 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 street scene. POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE

6.1 The properties will be apparent from the Ballacrosha Road; however, the removal of the chimneys would be appropriate form of development within the street scene and in keeping with the character and appearance of the individual properties. Accordingly, it is considered to be an acceptable form of development in these respects. - 7.0 RECOMMENDATION

7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2007 and as such the planning application is recommended for approval. - 8.0 PARTY STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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;
• (d) The Highways Division of the Department of Infrastructure; and
• (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.

Recommendation Recommended Decision: Permitted

Date of Recommendation: 23.05.2016 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to drawings reference numbers P-01, P-02 and P-03 received on 21st April 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: 24.05.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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