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19/00894/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00894/B Applicant : Mrs Rachel Blackwell Proposal : Installation of a flue Site Address : Ellimore St Georges Crescent Port Erin Isle Of Man IM9 6HR
Planning Officer: Mr Paul Visigah Photo Taken : 27.08.2019 Site Visit : 27.08.2019 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 04.10.2019 __
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 drawing numbers 294-01 and 294-02 date stamped and received 9 August 2019. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The site is the residential curtilage of Ellimore, an existing dwelling situated at the intersection between St. Georges Crescent and Ballafurt Road, Peel. The dwelling faces west and overlooks Ballafurt Close with its side (northern) elevation looking towards the northern sections of Ballafurt Road. The property is a detached two storey dwelling with a hipped tiled
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roof. The roof has two levels with a lower level sitting on the northern side. At the rear there is an attached garage which connects to the rear alley.
1.2 The site is enclosed by a 1.2m stone wall on the southern and eastern boundaries; a 2.5m rough cast masonry wall situated on the northern boundary section, and a 1.6m stone wall encloses the western elevation (front elevation of the dwelling. Enclosed by this wall is a line of shrubbery which runs around the site with varying heights along different elevations of the site. The property on the northern elevation is situated about 2.7m away from the proposed work area.
THE PROPOSAL 2.1 Proposed is the installation of a flue which would be attached to the northern elevation of the dwelling, continuing up to terminate 1.3m higher than the eaves, although it will be lower than the lower roof level. The flue would be built of metal and without any suggestion to the contrary, it is assumed that the flue will be a silver, metal colour.
PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South (Map 7)2013 as 'Residential' and the site is within a proposed Conservation Area in the Area Plan for the South (2013). As such, the following parts of the Strategic Plan are relevant:
3.1.1 General Policy 2: "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".
3.1.2 Paragraph "8.12.1 - Extensions to Dwellings in built up areas or sites designated for residential use
As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
3.2 In proposals for development in Conservation Areas, there is a requirement for it to preserve or enhance the character or appearance of the area (EP35 and PPS 1/01).
3.3 The Department has recently published the Residential Design Guidance (July 2019) which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. This includes reference to flues as follows:
3.3.1 "5.1.3 In recent years the Department has seen a number of planning application for flues serving wood burning stoves, and is broadly supportive of these. Consideration should be given to their placement, height, size and finish, as the main issue is likely to be the visual appearance of them and whether they would fit with the existing property and the street scene as a whole. Tall and/or prominent flues which have a detrimental impact to a property and/or street scene are unlikely to be supported. Where a flue may have an unacceptable detrimental impact, it may be possible to mitigate the impact by:
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o colouring the flue to blend in with the existing colour of the wall the flue may adjoin (or a dark colour when the flue sits within a roof); o encasing the flue so that it appears as a chimney; or o incorporating the flue within the existing or new chimney stacks.
5.1.4 Before making any planning application, it is often helpful to discuss the required positioning and size of the flue required with the relevant Building Control Authority as Flues also require Building Control Consent (separate from planning approval). Details of flue sizing and positioning of the flue and installation of CO2 and heat alarms within the dwelling are all identified within the Building Regulations (Approved Document J - See 'Useful Contacts' at end of this report for details).
3.4 Other relevant guides for the application includes the Port Erin Draft Conservation Area Character Appraisal (2009)
3.4.1 Section 1.3
As part of our work on the conservation area appraisal we have reviewed this area to ensure that it is of special architectural or historic interest. We have concluded that the area should be altered as not all of it is suitable for inclusion, while we believe that other areas should be added. Suggested alterations are detailed below. The original area includes a number of buildings which we believe should be excluded from the conservation area. These are: v. St George's Crescent; this road consists of attractive villas dating from 1908 to 1950. However, the buildings are not of significant historical interest.
3.4.2 Sections of Inspector's Report for (PA 18/00790/B) which is within a proposed Conservation Area will also serve as a guide seeing the application site is within a Proposed Port Erin Conservation Area.
'When such an area has been designated for conservation area status it is important to ensure that any future development is carefully considered with regard to its potential impact on the area. It is of particular importance to ensure that the inappropriate piecemeal developments of the past, which have whittled away at the overall character, are not replicated so as to exacerbate the negative effects of the historic inappropriate alterations already carried out'.
PLANNING HISTORY 4.1 The property has been the subject of a number of applications for alterations and extensions, none of which is relevant in the consideration of the current application.
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest in the letter dated 23 August 2019.
5.2 Manx Utilities Authority although consulted on 15 August 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
5.3 DEFA's Arboricultural Officer although consulted on 16 August 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
5.4 Port Erin Commissioners have resolved to support the application provided that the flue meets the required regulation in a letter dated 11 September 2019.
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ASSESSMENT 6.1 The issue in this case is whether the flue would have any adverse impact on the character or appearance of the property and whether there would be any adverse impact on the living conditions of those in the adjacent property (Clerehithe).
6.2 The impact on potential impact on the area will also be assessed considering the site is located within a proposed Conservation Area. When such an area has been designated for conservation area status it is important to ensure that any future development is carefully considered with regard to its potential impact on the area. It is of particular importance to ensure that the inappropriate piecemeal developments of the past, which have whittled away at the overall character, are not replicated so as to exacerbate the negative effects of the historic inappropriate alterations already carried out.
6.2 The flue is modest in height and screened to some extent from the public view from the south and east by the existing roof structure, and is only visible when approaching the site from Ballafurt Close or when directly in front of the property on Ballafurt Road. Whilst sometimes colouring the flue can reduce its impact, in this case some of it will be visible above the roofline and therefore colouring it the same colour as the wall would not reduce the impact of the higher part. In any case the flue is not immediately adjacent to the highway and the view is only a relatively small part of the overall house that one may be looking at when approaching the property as it is situated within a narrow view between both buildings.
6.3 The flue, being on the lower part of the roof has the potential to have adverse impact on the living conditions of those in the nearby property (Clerehithe) resulting from emissions due to the proximity of the attic window on the eastern elevation of this dwelling to the installation point (the window is 2.7m away); however, since the prevailing wind direction in Peel is South west (IOM Weather Stations) the impact will be greatly diminished). Moreover, the Building Regulations will ensure that the flue operates effectively without resulting in the creation of adverse environmental conditions for the neighbouring dwelling.
In addition, the introduction of the flue will not have an unacceptable impact on the character of the proposed Conservation Area considering it will be seen largely within the backdrop of the main house. As well, its size and position on the application site will make it a modest addition when viewed from the street scene.
CONCLUSION 7.1 The flue is not considered to have any significant adverse impact on the character or appearance of the house or on the living conditions of those in any adjacent properties and is supported.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons: (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.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.
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I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 08.10.2019
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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