12 March 2025 · Delegated - Principal Planner (Jason Singleton)
7, Glebe Aalin Close, Station Road, Ballaugh, Isle Of Man, IM7 5by
The proposal involves installing a twin wall flue for a log burner on the west gable end of a two-storey end terraced dwelling, projecting 1.7m above the roof ridge parallel to the existing chimney stack.
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The principal issues were visual impact on the street scene and individual property, and potential impact on neighbouring amenities.
General Policy 2
GP2 permits development in accordance with land-use zoning provided it respects site surroundings in siting, scale, design; does not adversely affect landscape, townscape, amenities, road safety, or habitats. The officer assessed the flue's modest scale and common design as appropriate to the street scene without significant visual or amenity harm, distinguishing from a prior refusal, and confirmed no adverse impacts on neighbours, highways, or environment.
Environment Policy 22
ENV22 prohibits development unacceptably harming amenity via emissions, odour, noise, or pollution. Assessed via DEFA comments finding no obvious smoke nuisance and Building Control confirmation of standards; no evidence of harm anticipated.
Residential Design Guide 2021
Relevant to residential alterations; officer found flue design acceptable as not uncharacteristic, with no significant visual or amenity impacts breaching guide standards.
Time limit
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.
no highway implications
plans do not appear to indicate an obvious risk of a smoke nuisance, however raise a number of issues to consider; namely Building Regulations, use of fuel and other matters which can cause a nuisance to neighbours
DEFA Environmental Health Unit has no objection to the installation of a flue for a log burner at 7 Glebe Aalin Close, Ballaugh, but highlights potential smoke nuisance risks to neighbours and recommends considering mitigation measures.
Key concern: potential smoke nuisance to neighbouring premises
DEFA Environmental Health
No ObjectionWe do not object to the proposal.; The plans do not appear to indicate an obvious risk of a smoke nuisance; Building Regulations do not consider the potential impacts that the products of combustion from solid fuel appliances can have on neighbouring premises.; Where complaints are received concerning a smoke nuisance the matter could be investigated and, where complaints are found to be justified, formal action taken
