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25/90094/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90094/B Applicant : Miss Claire Furner Proposal : Removal of chimney Site Address : Aljo 37 Cannan Avenue Kirk Michael Isle Of Man IM6 1HG
Planning Officer: Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 03.03.2025 __
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.
C 2. The roof shall be made good to match the existing roofing materials.
Reason: In the interests of the character and appearance of the existing dwelling and surrounding area.
This application has been recommended for approval for the following reason. It is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016, as such the planning application is recommended for approval.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 4th February 2025; o Location Plan o Existing Site Plan o Proposed Site Plan o Existing and Proposed Elevation Drawing o Photographs of the existing dwelling
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Right to Appeal
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25/90094/B Page 2 of 3
It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No objection __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is within the curtilage of "Aljo," 37 Cannan Avenue, Kirk Michael, which is a detached bungalow situated to the North Western side of Cannan Avenue.
1.2 The property has two chimney stacks, on to the front end of the property and one situated to the rear of the property.
THE PROPOSAL 2.1 The current planning application seeks approval for the removal of the South East chimney stack. The application form states that the remedial works required for the roof would match the existing in terms of tiles.
PLANNING HISTORY 3.1 Any previous applications are not relevant in the assessment of this application.
PLANNING POLICY 4.1 The site lies within an area zoned as "Predominantly Residential" upon the Kirk Michael Local Plan 1994 Map. The property isn't within a Conservation Area nor a Flood Risk Zone
4.2 Given the nature of the site and the land designation, the most relevant Isle of Man Strategic Plan policies would be General Policy 2 which sets out the general standards towards acceptable development.
REPRESENTATIONS 5.1 The following representations can be found in full online, below is a short summary;
5.2 Highway Services have considered the proposal and state "No Highways Interest." (12.02.25)
5.3 Michael Commissioners were consulted on the 5th February 2025; no comments have been received at the time of this report. (03.03.25)
ASSESSMENT 6.1 Generally when looking at chimney stacks upon dwellings and other structures they can make an important contribution in the overall character and appearance of the property in relation to the overall streetscene.
6.2 When looking at the overall streetscene, there are some properties have chimney stacks and some of the properties do not, as such whilst the removal of the chimney stack will be noticeable due to its location within the streetscene, ultimately it is unlikely to have an impact on the over streetscene or the main dwelling.
6.3 With regards to the re-roofing works, the application form provided confirms that the tiles are to be replaced in a like for like manner, as such in the first instance this should be conditioned, secondly it is noted that whilst new tiles are always more noticeable than older tiles with age, it is unlikely that these tiles will impact the overall streetscene.
CONCLUSION
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25/90094/B Page 3 of 3
7.1 The application is considered to accord with General Policy 2 and a condition ensuring the roof is made good to match the existing roof would be appropriate to ensure a continuity throughout the roof.
RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
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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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status, and/or rights to appeal.
Decision Made : Permitted Date : 03.03.2025
Determining Officer Signed : S BUTLER
Stephen Butler
Head of Development Management
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