Comment Environmental Health Officer

From: Cregeen, Lynne To: DEFA, Planning Subject: 24/91336/B, James Cottage 3 James Place Douglas Isle Of Man IM2 4HD Date: 29 January 2025 12:30:49

Please find our comments on the above application:

Proposal:

Installation of a flue

Site Address:

James Cottage 3 James Place Douglas Isle Of Man IM2 4HD

Department:

Department of Environment, Food & Agriculture (DEFA)

Section:

Environmental Health Unit

Officer/Title:

Lynne Cregeen, Environmental Health Officer

Contact Number:

685894

General Stance:

Please note this opinion is based on the plans provided for the planning application and available mapping tools, a site visit has not been carried out and I would comment as follows. We do not object to the proposal.

The plans do not appear to indicate an obvious risk of a smoke nuisance, however the following should be considered;

1. Building Regulations do not consider the potential impacts that the products of combustion from solid fuel appliances can have on neighbouring premises. Compliance with building control requirements may not, therefore, be sufficient to prevent smoke nuisance being caused to neighbouring premises.
2. Ensuring that flues discharge at a height that allows products of combustion to disperse upwards into the atmosphere, and not back down to the ground or towards neighbouring properties, is the main method of preventing smoke nuisance.
3. Factors that may affect the likelihood of a nuisance occurring include:

· The topography of the surrounding land (neighbours are uphill in this location). · The height of neighbouring premises in relation to the termination of a flue. · Construction characteristics of

neighbouring properties, e.g. trickle vents in windows and ventilated soffits that provide ventilation to ‘cold roofs’. · Local wind patterns/the prevailing wind

direction. The Isle of Man is often windy and is classified in Approved Document C as being a severe/very severe exposure zone for driving rain.

The above comments are based on experience in the investigation of complaints about smoke nuisance. We do not object to the proposal, but strongly recommend that the applicant have regard to the information provided above.

Recommended Conditions:

None.

Recommended Informatives:

We recommend the applicant has regard to the information provided above concerning the prevention of potential nuisance.

Mrs Lynne Cregeen Environmental Health Officer BSc (HONS), MCIEH, CEnvH Environmental Health Unit, Regulation Directorate Department of Environment, Food and Agriculture Thie Slieau Whallian, Foxdale Road, St Johns, Isle of Man, IM4 3AS Tel: +44(0)1624 685894 Email: [email protected]

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