Officer Report

Application No.: 17/00907/B Applicant: Lily Anne Mo & Faye Patricia Moffett Proposal: Erection of flue on gable wall of property Site Address: The Lookout 2 Loch Road Port St. Mary Isle Of Man Case Officer : Mr Edmond Riley Site Visit: 07.09.2017 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 28.09.2017 _________________________________________________________________

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.

• C 2. The flue hereby approved shall, within one month of its installation, be painted black and permanently retained as such thereafter, unless otherwise agreed in advance and in writing with the Department. Reason: In the interest of protecting the character and appearance of this residential area.

Plans/Drawings/Information;

The development hereby approved relates to the Location Plan and Drawing LM21H17, both date-stamped as having been received 23rd August 2017.

_______________________________________________________________

Interested Person Status – Additional Persons

None. _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of a recently constructed, two-storey dwelling with dormer accommodation. The dwelling is the eastern of two semi-detached dwellings constructed following the demolition of a single dwelling, and carries the address of 2 Loch Road, Port St. Mary.

2.0 DESCRIPTION OF THE APPLICATION - 2.1 Full planning approval is sought for the erection of a flue on the side (eastern) elevation. This would exit the dwelling 0.6m above ground floor level and would rise a further

• 6.5m from here, including a slalom to avoid a first floor window, and would sit above the roof pitch by 1.0m but still 0.8m below the apex. It would have a 200mm diameter. The flue would sit flush with the side elevation, and would serve a multi-fuel stove in the lounge. The application does not state its finish.

3.0 PLANNING HISTORY

3.1 The dwelling and its neighbour was approved under PA 13/90967/B. There have been no subsequent planning applications. - 4.0 PLANNING POLICY

4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the South (Map 7), and therefore the application falls to be assessed against parts (b), (c) and (g) of General Policy 2 and also Environment Policy 22 of the Strategic Plan. - 5.0 REPRESENTATIONS

5.1 Highway Services of the DoI stated that they had no objections to the application on

07.09.2017.

- 6.0 ASSESSMENT

6.1 The key consideration is the impact the flue would have on the appearance of the dwelling and streetscene in which it sits.

6.2 There is no ignoring that the flue proposed here is very tall and, at 200mm in diameter, wide. It is less obtrusive than a chimney stack would be, but what is proposed nevertheless may take on the appearance of an industrial or commercial flue while, of course, a more traditional chimney stack with pots would be far more in keeping with this new property in a fairly historic context. - 6.3 The flue would be prominent from the street, but only from the north: from the perhaps more-used highways to the south, it would be hidden by the roofs of the two dwellings themselves. From the north, street furniture and rainwater goods on dwellings (all coloured black) is apparent, and therefore against this context it is considered that the flue, coloured black to match, would at least not be a harmfully dominant or out-of-keeping feature. A condition to this effect would be needed, because a stainless steel (or, indeed, any other finish)

• would make the flue far more apparent from the streetscene and, it is considered, harmfully so.
• 6.4 There is no immediate suggestion that the flue would cause environmental disturbance to local neighbours in terms of noise or odour emanation and no objections have been raised on that ground. There is therefore no objection in this respect.

- 7.0 CONCLUSION

7.1 In what is a balanced conclusion, it is considered that a condition requiring the flue be painted black to match the other long and thin features of the streetscene is required in order to ensure it complies with the relevant planning policies.

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: 03.10.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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