DEC Officer Report

Application No.: 19/00236/B Applicant: Mr Oliver & Mrs Jennie Pearce Proposal: Installation of a flue (retrospective) Site Address: Hillview Kiondroghad Road Andreas Isle of Man IM7 3EL Planning Officer: Mr Nick Salt Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.04.2019 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

None Plans/Drawings/Information:

This permission relates to the following plans and drawings, date stamped received on 1st March 2019:

• o Location plan, Site Plan
• o Photos x2
• o Plans and elevations as existing
• o Plans and elevations as proposed _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site is a bungalow, which includes a two storey element. The site sits on the northern boundary of a small estate within Andreas. To the rear of the site are two fields that constitute open countryside and to the west of the site is a small paddock, both of which contribute to the rural setting of the property and the wider countryside character of the surrounding area.

2.0 THE PROPOSAL - 2.1 The proposal is a retrospective one for the installation of a multi-fuel burner flue on the property. The flue projects from the centre of the roof by roughly 1 metre, and above the roof ridge by 0.6m. The flue itself is painted black.

3.0 PLANNING POLICY - 3.1 The site is shown on the 1982 Development Plan (North Map) as being designated within an Area of Predominantly Residential Use, the north and west boundaries of the site forming the edge of this designation. General Policy 2 applies to proposals that are in accordance with the land-use zoning and states that development will normally be permitted where they: -

"(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;"

4.0 PLANNING HISTORY - 4.1 There is no planning history for this site regarded as materially relevant to this application.

5.0 REPRESENTATIONS - 5.1 DoI Highways have stated that there is no highways interest in the application (22.03.2019).

6.0 ASSESSMENT - 6.1 In assessing this proposal, it is important to view it in light of potential impact on the character and appearance of the site and the street scene. - 6.2 The flue would be visible above the roof ridge from all perspectives and from the public thoroughfare. The key consideration is whether or not this is harmful to the overall visual amenity of the property and the wider area. With regard to the property itself, it is of no notable architectural merit and the flue would not detract from its appearance or character, or be a highly prominent feature of the building. By extension, impacts on the street scene or area of open countryside to the north and west would be negligible. - 6.3 Flues such as these outside of Conservation Areas are often regarded as uncontroversial additions with little to no adverse impact on the appearance of the area with or on residential amenity. The flue would not harm the character or appearance of the site itself of the Kiondroghad Road, either when viewed from neighbouring properties or from the nearby roads.

7.0 CONCLUSION - 7.1 The proposal is in compliance with General Policy 2 of the Isle of Man Strategic Plan 2016 and is therefore acceptable.

8.0 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.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 18.04.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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