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24/00041/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00041/B Applicant : Michael Hooper And Natalie Casson Proposal : Installation of an externally mounted twin wall flue system to serve wood burning stove. Site Address : New Dwelling North Of Leithgate Highfield Drive Baldrine Isle Of Man IM4 6EE
Planning Officer: Toby Cowell Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 30.04.2024 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The development is considered acceptable in terms of its design and impact on the streetscene without detriment to the amenities of surrounding residential properties, and as such comply with General Policy 2 and Environment Policies 22 and 42 of the Strategic Plan (2016).
Plans/Drawings/Information; This approval relates to the following drawings and documents referenced;
21 1602 07 - proposed plans Covering letter Received 17.01.24 __
Interested Person Status - Additional Persons
None
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24/00041/B Page 2 of 4
Officer’s Report
1.0 THE SITE 1.1 The application site relates to a recently constructed detached dormer bungalow (now substantially complete) and its associated curtilage on Highfield Drive, Baldrine, to the rear (west) of the detached dwelling of Saint Bees (formerly Glenlea). The property is primarily white rendered with dark grey slate roof tiles and two box dormers spanning the eaves on the western elevation.
2.0 THE PROPOSAL 2.1 Planning permission is sought for installation of a black coloured twin wall flue on the southern flank gable wall, projecting 600mm above the apex of the roof and serving a wood burning stove within the property.
3.0 PLANNING HISTORY 3.1 22/01477/MCH - Minor Change application to PA 22/00069/B involving window alteration to a patio door to West elevation, door reduction, kitchen window widened and installation of cladding to East elevation and installation of a flue - Spit decision
3.2 22/00069/B - Erection of a detached dwelling with integral garage - Permitted 4.0 PLANNING POLICY 4.1 The application site is identified in the Area Plan for the East as land zoned for 'predominantly residential' purposes within the village of Baldrine.
4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Strategic Policy 2 Priority for new development to identified towns and villages 3 To respect the character of our towns and villages 5 Design and visual impact
Spatial Policy 4 Development in remaining villages
General Policy 2b,c,g General Development Considerations
Environment Policy 22 Safeguarding the environment and/or amenities of surrounding properties 42 Designed to respect the character and identity of the locality
4.5 Residential Design Guide (2021) This document 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 properties and sustainable methods of construction.
5.0 REPRESENTATIONS 5.1 Garff Parish Commissioners - Members expressed disappointment that a more traditional chimney had not been included in the design of this newly built dwelling. It was noted that to mitigate the impact of the metal flue a brick flue could be constructed. This would clearly add cost to the proposal but would be more visually sympathetic. Notwithstanding this, the Commissioners took a pragmatic decision not to object to the proposals. (09.02.24)
5.2 Highways Services - No highways interest (26.01.24)
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24/00041/B Page 3 of 4
5.3 Environmental Health - no comments received at the time of writing.
6.0 ASSESSMENT 6.1 The proposed flue would be installed on the southern facing flank gable and therefore clearly evident in the context of the streetscene. Nevertheless, the black painted steel flue would tie in with the modern design aesthetics of the recently built property and provide a clear and interesting contrast with the white rendered exterior of the corresponding wall. Consequently, no concerns are raised from a design standpoint.
6.2 Turning to whether the proposal would have an impact upon the amenity of the neighbouring properties, one of the main issues arising from them are with regards to the possibility of smoke or smells being emitted. When a flue is installed it is normally in connection with an item which would need to be installed by a HETAS registered installer or with a Building Control application, as such a flue would be checked to make sure that the flue is acceptable in terms of relevant building control issues. Furthermore, the top of the flue would extend above the eaves height of the dwelling and as such any smoke arising from the flue would not impact upon primary windows serving the host dwelling.
6.3 Likewise, the property is sited significantly forward of the adjacent property to the immediate south, with the top of the flue to extend above the eaves of the neighbouring property. Given such factors, it is not considered that windows serving the neighbouring property in either the northern flank elevation of principal elevation would be materially affected.
7.0 CONCLUSION 7.1 The development is considered acceptable in terms of its design and impact on the streetscene without detriment to the amenities of surrounding residential properties, and as such comply with General Policy 2 and Environment Policies 22 and 42 of the Strategic Plan (2016). The application is therefore recommended for approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
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 above who should be given Interested Person Status __
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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
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24/00041/B Page 4 of 4
Decision Made : Permitted
Date: 02.05.2024
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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