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17/00970/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00970/B Applicant : Mr Roger Davey Quine & Mrs Julie Diane Quine Proposal : Installation of a flue on south gable of property Site Address : The Old School House Canny Hill Main Road Baldrine Isle Of Man IM4 6ET
Case Officer : Mr Jason Singleton Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 21.11.2017 __
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.
Plans/Drawings/Information;
This approval relates to drawings referenced; elevations and site plan date stamped 11th September 2017.
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Interested Person Status - Additional Persons
None __
Officer’s Report
APPLICATION SITE 1.1 The application site is the residential curtilage of The old School House, Baldrine. The property is a semi-detached located on the north side of the main road and set back 30m from the highway.
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17/00970/B Page 2 of 3
THE PROPOSAL 2.1 Proposed is the installation of a 200mm diameter, black, cylindrical twin wall flue pipe extending out from the south (side) elevation and terminating at ridge level. The location of the flue would be located to the side (east) of the premises. 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 local plan policy, the application site is within an area recognised as being within predominantly residential use under the Laxey and Lonan Area Plan Order 2005. Policy L/RES/PR/1 states:
"Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential. In particular, in the case of Agneash no further dwellings will be approved although, as will be the case in areas zoned as residential, alterations and extensions to existing property may be accepted if such proposals are sympathetic to the character and appearance of both the building to be altered and the surrounding area in general."
4.2 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 (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 Garff Commissioners have no objection (20/09/17)
5.2 Highways Services have commented and confirm there is no Highways Involvement in the proposal (29/09/17)
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.
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17/00970/B Page 3 of 3
6.2 The installation of a flue can raise concerns of air pollution to neighbours, particularly Horizon House located 40m to the south who share the side boundary, albeit some distance away with intervening mature trees. Given the location of the flue pipe on the side of the property, specifically to the south of the dwellinghouse and at ridge level, 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 the neighbouring property to the south of the dwellinghouse.
6.3 As the flue is located to the side of the dwellinghouse, it would not be as visible from the highway and given the position from neighbouring dwellings the domestic use and height of the flue, it's considered the impact would not be significant.
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. __
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: 22.11.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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