Officer Report

Application No.: 17/01163/B Applicant: Tristan Michael Ansell Proposal: Erection of a flue from wood burner on rear roof slope of property (retrospective) Site Address: 2 Croit Ny Kenzie Andreas Isle of Man IM7 4FA Case Officer : Mr Owen Gore Photo Taken: 28.11.2017 Site Visit: 28.11.2017 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 13.12.2017 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

Plans/Drawings/Information:

This approval relates to the submitted information date stamped received 6th November 2017: Appendix A 'Hearth, fireplace, flues and chimneys' checklist Parkray Brochure Land registry/Site Plan

• Photograph Ref No.1
• Photograph Ref No.2, including measurements Date stamped 6 November 2017 and Email dated 13 December 2017.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is a dwelling in a relatively rural setting, east of Andreas. The dwelling is located near the entrance of the cul-de-sac within a group of 18 dwellings on Croit Ny Kenzie. A public footpath connects Croit Ny Kenzie and Andreas Road, which runs along the

west boundary of the applicant site and provides some views of the west elevation and south roof plane of the application property above the level existing boundary treatment.

2.0 THE PROPOSAL - 2.1 This a retrospective application for the erection of a flue on rear roof slope of property to serve a recently installed wood burner. Height of the flue is 1.54m from the roof plane and 457mm above the ridgeline of the existing roof. - 2.2 The submitted information that indicates the dimensions of the flue provides measurements in inches and centimetres, however some of these where incorrect and therefore clarification was sought.

3.0 PLANNING HISTORY - 3.1 The application site has not been the subject of proposals that are considered materially relevant to the assessment of the current scheme; however an enforcement enquiry was raised under application 17/00082/COMP for the installation of flue and the current application is a result of that enquiry.

4.0 PLANNING POLICY - 4.1 The application site is designated within "Areas Predominantly Residential Use" under the Isle of Man Planning Scheme (Development) Order 1982, as amended. - 4.2 The Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application. - 4.3 The relevant extracts from General Policy 2 state: '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;
• d) does not affect adversely public views of the sea;
• e) does not affect adversely the amenity of local residents or the character of the locality'.

The relevant extracts from Environment Policy 22 state: ‘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’.

5.0 REPRESENTATIONS - 5.1 Andreas Parish Commissioners stated that they had no objection, received on 21 November

1. Highways Division - no highways implications 23.11.2017.

6.0 ASSESSMENT - 6.1 The flue has limited visibility from the public realm. Due to the height of the flue, the cowl/terminal on the very top of the stack is visible above the ridge line of the dwelling; however this is only apparent from the turning head of the cul-de-sac and appears domestic in scale. Due to the existing boundary treatment and the location of a garage/outbuilding on the site it is not directly visible from the public right of way to the east of the application site. - 6.2 It is considered that the flue would not adversely affect the character of the surrounding landscape or townscape and does not adversely affect the amenity of local residents or the

• character of the locality. Therefore, in this respect the proposal is in accordance with General Policy 2.
• 6.3 Due to the siting of the flue, its design and the domestic nature of its use, the development will not unacceptably harm the environment and/or the amenity of nearby properties in terms of emissions of airborne pollutants and/or odour. Therefore, in this respect the proposal is in accordance with Environment Policy 22.

7.0 RECOMMENDATION - 7.1 The flue will not adversely affect the character of the surrounding will not unacceptably harm the environment and/or the amenity of nearby properties. It is therefore concluded that the application meets General Policy 2 and Environment Policy 22 of the Isle of Man Strategic Plan and therefore the application should be approved subject to conditions.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• • The applicant, or if there is one, the applicant's agent;
• • 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;
• • Highway Services of the Department of Infrastructure, and
• • 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: 14.12.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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