Officer Report

Application No.: 17/00052/B Applicant: Mrs Jill Wilkinson Proposal: Installation of a flue Site Address: 4 Greenlands View Ramsey Isle Of Man IM8 2PB Case Officer : Miss Abigail Morgan Expected Decision Level: Officer Delegation

Officer’s Report APPLICATION SITE

1.1 The application site is the residential curtilage of 4 Greenlands View, Ramsey. The property is a two storey semi-detached located on the west side of the cul-de-sac. THE PROPOSAL - 2.1 Proposed is the installation of a 150mm diameter, silver, cylindrical twin wall stainless steel flue pipe extending out from the west (rear) elevation and terminating above the ridge level. The flue is being installed in conjunction with the installation of a wood burning stove. PLANNING HISTORY - 3.1 The application site has not been the subject of any previous planning application that is considered specifically material to the assessment of this current planning application. DEVELOPMENT PLAN POLICIES - 4.1 In terms of land use designation the application site is located within a wider area of land that is designated as predominantly residential use under the Ramsey Local Plan Order 1998.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application. General Policy 2 states (in part): - 4.3 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically material 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;

4.4 Environment Policy 22: Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of:

• i) pollution of sea, surface water or groundwater;
• ii) emissions of airborne pollutants; and

• iii) vibration, odour, noise or light pollution.

REPRESENTATIONS

5.1 Ramsey Town Commissioners have not commented.

5.2 Highways have commented but have no objection. (16/02/16); ASSESMENT - 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 and appearance of the existing dwelling and (ii) that on the surrounding area and street scene.

6.2 The installation of a flue can raise concerns of air pollution to neighbouring properties. Given the location of the flue pipe on the rear of the property, specifically to the west of the dwellinghouse, it is considered to be of sufficient distance away for adequate discharge of the smoke following combustion. This is considered not to be detrimental to either of the neighbouring properties to the north or south of the dwellinghouse. New Auldyn School to the east, whose buildings are some 50m away minimum is not considered to be affected the flue or its use.

6.3 As the flue is located to the rear of the dwellinghouse, it would not be as visible from the highway and only partially visible from the public thoroughfare. It is considered its position, size and design would not result in a significant adverse visual impact upon the appearance of the immediate area to warrant a refusal. 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:

• (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) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation: 24.03.2017 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 drawing referenced; 1702/PL01 and 1702/PL02, date stamped 18th January 2017.

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: 28.03.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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