Loading document...
==== PAGE 1 ====
25/90451/B
Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90451/B Applicant : Miss Nicola Kennaugh Proposal : Removal of two chimney stacks (retrospective) Site Address : 84 Highfield Crescent Onchan Isle Of Man IM3 3BS
Senior Planning Officer: Mrs Louise Phillips Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 16.06.2025 __
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 proposed development causes no harm to the character and appearance of the host property or wider area and, consequently, it complies with the relevant policies of the development plan.
Plans/Drawings/Information;
This approval relates to the following drawing numbers:
o Location & Site Plan as Original - 01P o Site Plan as Current - 02P o Current Elevations - 04P
__
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
o Onchan Commissioners - No objection. __
Officer’s Report
1.0 THE SITE
1.1 The application relates to a detached bungalow on a corner plot at the junction of Highfield Crescent and Seafield Crescent, residential streets in Onchan.
==== PAGE 2 ====
25/90451/B
Page 2 of 3
2.0 THE PROPOSAL
2.1 The proposed development is the removal of two chimney stacks from the roof. The work has already been carried out.
3.0 PLANNING POLICY
Site Specific 3.1 The site is not within a Conservation Area; it is not at risk of flooding; and there are no Registered Buildings, Registered Trees or Registered Tree Areas in the vicinity.
Area Plan for the East 2020 3.2 The site is within the Settlement Boundary of Onchan, in a Predominantly Residential Area.
Isle of Man Strategic Plan 2016 3.3 Strategic Policies 3(b) and 5 concern the protection of local character and the environment.
3.4 General Policy 2 provides that development in accordance with land use zoning and other relevant proposals and policies of the Development Plan will normally be permitted subject to certain criteria, including those below which are relevant to this proposal. The development should:
(b) respect the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; and (c) not affect adversely the character of the surrounding landscape or townscape.
4.0 OTHER MATERIAL CONSIDERATIONS
4.1 There are no other significant material considerations in this case.
5.0 PLANNING HISTORY
5.1 There is no planning history for this property.
6.0 REPRESENTATIONS
6.1 Onchan Commissioners - recommend approval (22/05/25): "The Board of Onchan District Commissioners would recommend that the application be APPROVED for planning purposes only".
6.2 Highways Services was consulted on 1 May 2025 and has not made comments at the time of drafting this report.
7.0 ASSESSMENT
7.1 The application site is in a location where the proposed development is acceptable in principle, subject to compliance with other relevant criteria. The main issue is its effect upon the character and appearance of the host property and wider area.
7.2 Highfield Crescent and adjacent Seafield Crescent are composed primarily of detached bungalows and chalet style dwellings. They are of complimentary but varied styles and have different design features and finishes. Whilst many have chimneys, plenty do not and so the removal of the chimney stacks from the application property do not make it stand out from the
==== PAGE 3 ====
25/90451/B
Page 3 of 3
others in the road. The work has been done neatly and the replacement roof and ridge tiles used match properly so that the development is not now noticeable.
7.3 Consequently, the development has caused no harm to the character and appearance of either the host property or the wider area and it therefore complies with Strategic Policies 3 & 5 of the Strategic Plan and with General Policy 2. There are no other significant matters to consider.
8.0 CONCLUSION
8.1 For the reasons given above, the development would protect the character and appearance of the host property and wider area and so it would comply with the relevant policies of the Development Plan. It is therefore recommended for approval.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
9.1 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).
9.2 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.
9.3 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.
9.4 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. __
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 : 17.06.2025
Determining Officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
Customer note
This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/ customers and archive record.
Copyright in submitted documents remains with their authors. Request removal