143063

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                                                 16/00755/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/00755/B Applicant : Mr Gary Griffin Proposal : Installation of a flue (retrospective) Site Address : The Gatehouse Ballaleigh Road Kirk Michael Isle of Man IM6 1HJ

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 The Gatehouse, Ballaleigh Road, Kirk Michael, an existing two storey dwelling sited on the western side of the highway. Its front elevation faces directly on to the main road and the rear elevation looks south west over the fields at the back and towards Glen Mooar. The old dismantled railway and footpath runs along the southern side of the house. 1.2 The Gatehouse is one of several houses dotted along the Ballaleigh Road, most of which are separated by areas of farming land and fields.

2.0 PROPOSAL

2.1 This application looks to seek full approval for the retrospective installation of a flue to the rear elevation of the property. The already installed double walled insulated stainless steel flue is 1.8m in height and 200mm in width.

3.0 PLANNING HISTORY

3.1 There have been 4 previous planning applications made on the site, however none is considered materially relevant in the assessment of this application.

4.0 PLANNING POLICY

4.1 The application site sits within an area as land not zoned for development and in an "area of high landscape or coastal value and scenic significance" as identified on The Isle of Man Planning Scheme (Development Plan) Order 1982. Due to its location, the policy considered relevant to this application is;

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."

5.0 REPRESENTATIONS

5.1 There have been no comments made by Michael Commissioners or Highways Services.

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                                                 16/00755/B
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6.0 ASSESSMENT

6.1 The application looks to gain approval for the previous installation of a flue to service a multi fuel stove. 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 countryside. 6.2 The flue has been installed to the rear of the property and is not visible to the public from the footpath of the old railway or from the main highway of Ballaleigh Road. 6.3 The flue is not visible to neighbouring property Rumbobs Cottage which sits adjacent to The Gatehouse on the eastern side of the road. 6.4 There are marginal views of the top of the flue from Chapel Cottage, which sits further south along the Ballaleigh Road, however these views are not considered to be of detriment as the flue has the back drop of the house and does not create a break in the skyline. 6.5 In this instance although the flue does not look its best in terms of its form and appearance in comparison with the main dwelling house, with its location to the rear it is considered to have no adverse impact on its neighbours or the surrounding area.

7.0 RECOMMENDATION

7.1 On balance, the installed flue is far from ideal, however its view by the public and its impact on the surrounding area are minimal, and as such would not warrant a refusal.

7.2 The application is 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.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 10.08.2016

Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions

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                                                 16/00755/B
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This approval relates to the information submitted with the application, date stamped 1st July 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: 12.08.2016

Determining officer

Signed : S CORLETT Sarah Corlett

Senior Planning Officer

Customer note

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