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24/00889/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00889/B Applicant : Mrs Rachel Quayle Proposal : Removal of a chimney stack, (retrospective) Site Address : Silver Howe 44 Ballanard Road Douglas Isle Of Man IM2 5HE
Senior Planning Officer: Jason Singleton Photo Taken : Site Visit : Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 02.09.2024 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
This application has been recommended for approval for the following reason. The removal of chimney is not considered to harm the host dwelling or the character of the wider area and would comply with General Policy 2 and Environment Policy 42 of the Strategic Plan 2016.
Plans/Drawings/Information; This decision relates to drawings and information received on 1st August 2024, referenced; 19/1321/05 - Existing Elevations 19/1321/06 - Proposed Elevations 19/1321/07 - Site and Location Plans __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is the residential curtilage of "Silver Howe" 44 Ballanard Road, Douglas which is a two storey property with a hipped roof situated to the eastern side of Ballanard Road just prior to the turning into Tromode Park. The property has two prominent chimney stacks on each side and a third one towards the rear of the property on the side (South) elevation.
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24/00889/B Page 2 of 3
PROPOSAL 2.1 Proposed is the removal of one of the chimney stacks on the side/rear elevation. The two prominent chimney stacks to each side are being retained.
2.2 The applicant notes, "The stack was considered to be unsafe, the extension was in the latter stages of completion, with scaffolding due to come down, and we were advised that planning permission could (still does) take up to 15 weeks to come through, so we were advised at the time that as it did not affect the aesthetics of the property, and it would be unwise to leave the stack in situ, we decided to go ahead with its removal."
PLANNING HISTORY 3.1 19/01148/B - Alterations, erection of two storey rear extension and installation of a pitched roof to garage to replace existing flat roof. Approved.
3.2 21/00701/MCH - Minor Change application to PA 19/01148/B involving rendering works to existing chimney stacks. Approved.
PLANNING POLICY 4.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under Area Plan for the East. The site is not within a Conservation Area nor is it identified as being at flood risk or are there any registered trees or tree groups affected by the proposals.
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 1 Douglas is defined as the main service centre
General Policy 2 General Development Considerations
Environment Policy 42 Designed to respect the character and identity of the locality
Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: "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."
REPRESENTATIONS 5.1 Douglas City Council has no objection (16 August 2024) 5.2 Highways Services have commented and confirm there is no Highways Interest in the proposal (09/08/24)
ASSESMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) visual impact of the proposed development; (GP2(b) & (c) (ii) the impact upon the amenities (GP2(g)
Visual Impact
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24/00889/B Page 3 of 3
6.2 Given the location of the chimney on the side elevation, biased towards the rear, its removal would be less noticeable and the building would still retain the two prominent chimney stacks on the north and south (side) elevations, effectively bookending the property and help with the legibility of the traditional style of the property, retaining a degree of its character and proportions.
6.3 The loss of the chimney is unfortunate, but given the circumstances of the site relative to its surroundings, and also the general lack of public views of the chimney, it is therefore concluded that the proposal is not in conflict with GP2b,c.
Neighbouring Amenities 6.4 The retrospective proposals seek to regularise the removal of the chimney which are not considered to impact on residential amenity. As such the alterations are not considered to have any significant detrimental impact on amenity and would be read in accordance with GP2g
CONCLUSION 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.
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 Acting Head of Development Management 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
Decision Made : Permitted Date : 03.09.2024
Determining officer Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
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