Loading document...
==== PAGE 1 ====
16/00929/B
Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00929/B Applicant : Mrs Janet Gale Proposal : Removal of chimney stack Site Address : 6 Brunswick Road Douglas Isle Of Man IM2 3LQ
Case Officer : Mr Jason Singleton Photo Taken : 13.09.2016 Site Visit : 13.09.2016 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site is the curtilage of No. 6 Brunswick Road; a three storey elongated detached building located on the eastern side of Brunswick Road, Douglas. To the north of the site is Albany Lane and to the south of the site is Berkeley Street Lane. The site also lies within the Selborne Drive Conservation Area.
1.2 The ground floor of the building is used as a hairdressers.
THE PROPOSAL 2.1 Proposed is the removal of a chimney stack on the rear extension, located on the north east elevation. It is understood the chimney is now a redundant feature of the building and is causing ingress of water leading to damp issues.
PLANNING HISTORY 3.1 15/01361/B - Installation of a replacement shop window. Permitted.
DEVELOPMENT PLAN POLICIES
4.1 In terms of local plan policy, the application site lies within an area zoned as Predominantly Residential under the Douglas Local Plan 1998. As previously mentioned, the site also lies within the Selborne Drive Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered materially relevant to the assessment of this current planning application:
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: (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;
4.3 Environmental Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
==== PAGE 2 ====
16/00929/B
Page 2 of 3
REPRESENTATIONS 5.1 Highway Services have no objection (24/08/16).
ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character of No.6 Brunswick Road itself, and (ii) whether the removal of the chimney preserves or enhances the character or appearance of the Selborne Drive Conservation Area.
6.2 The property is located within the Selborne Drive Conservation Area where chimney stacks are an important facet of the roof lines which contribute to the character of the street scene. It could be considered that the removal of the chimney stack would appear out of place and unbalanced compared to the surrounding properties with dominant chimney stacks. This could upset the visual rhythm to the appearance of the terrace and would have a harmful impact upon the street scene which would dilute the character and appearance of the property and street scene of the terrace in general and that of the conservation area.
6.3 However, with the proposal being on the rear elevation and the unique position of the property being flanked by public highways on three sides, it does not feature as part of a terrace and stands in isolation. The properties to the rear are commercial which are served of Albany Lane and Berkley Street and Albany Lane.
6.4 The focus of any Conservation area is on the streetscape and not generally the rear of the properties, unless of course, there's a particular character that is sought to protect (sometimes in Victorian properties you get back alley stable blocks which have a unique character of their own). The stack in question is only visible when looking down the rear service lane from Brunswick Road. It is considered its removal would not overly have an undue impact on the building and would respect the existing character and appearance of the Conservation Area.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.
INTERESTED PERSON STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 16.09.2016
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
==== PAGE 3 ====
16/00929/B
Page 3 of 3
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 the plans and information received on 5th August, 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: 28.09.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal