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Case Officer: Mr Edmond Riley Photo Taken: Site Visit: Expected Decision Level: Officer Delegation
1.1 The application site is the curtilage of Harbourside Cottages, 3 Tuppers Terrace, Tent Road, Laxey which is a mid-terrace three storey double-pile dwelling. The front part of the dwelling that faces onto Tent Road is lower than the adjoining properties but the rear part of the dwelling is taller than the adjoining dwellings. This is as a result of some clever architecture that gives the terrace of four dwellings the appearance of having two dwellings set back and two set forward, whereas the view from the rear is identical.
2.1 Full planning approval is sought for the installation of a flue, which would exit the rear roof slope. Approximately 1.2m of the flue would be visible, with approximately 0.6m above the ridge line. No information in respect of the flue's finish has been provided.
3.1 There was a previous application in 2012 which was for the installation of replacement windows and doors which was approved.
4.1 The application site is within an area zoned as "Predominantly Residential" identified on The Laxey and Lonan Area Plan 2005. It is also within the Laxey Conservation Area. Given the nature of the application it is appropriate to consider General Policy 2 and Environment Policy 35 of The Isle of Man Strategic Plan (20th June 2007).
4.2 General Policy 2 states (in part): "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; c) does not affect adversely the character of the surrounding landscape or townscape;
| Application No.: | 14/00764/B |
| Applicant: | Helen Anne Mason & Philip Allen Mason |
| Proposal: | Installation of external flue |
| Site Address: | Harbourside Cottages 3 Tuppers Terrace Tent Road Laxey Isle Of Man IM4 7DB |
g) does not affect adversely the amenity of local residents or the character of the locality."
4.3 Environment Policy 35 reads in full: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
5.1 Laxey Village Commissioners recommend approval.
6.1 The application seeks approval for the installation of a flue. The main issues to consider are the impact upon the character and appearance of the property and on the Conservation Area in general.
6.2 The proposed flue would be visible in the street scene when viewed from the rear of the property, but not when viewed from Tent Road. It might possibly be visible when viewed from further afield. The flue is considered to be a relatively minor addition to the property which would not be overly dominant given this lack of visibility.
6.3 It is considered that the proposal would not have an adverse impact upon the character and appearance of the Conservation Area and is considered to be acceptable. Although other flues are not readily visible from nearby, the presence of a new feature such as that proposed would, on balance, preserve rather than enhance the Conservation Area given its relatively minor nature and general obscurity from the important views into the site.
6.4 For the above reasons the application is considered to be acceptable and is recommended for approval.
7.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; Highway Services, and the Local Authority, Laxey Commissioners in whose district the land the subject of the application sits.
Recommended Decision: Permitted Date of Recommendation: 28.07.2014
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to the following plans: Location Plan, Site Plan, Front Elevation and Rear Elevation, all date-stamped as having been received 26th June 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made: Permitted Date: 29/7/14
Signed: _________________________ Chris Balmer Senior Planning Officer
Signed: _________________________ Michael Gallagher Director of Planning and Building Control
Signed: _________________________ Sarah Corlett Senior Planning Officer
Signed: _________________________ Jennifer Chance Head of Development Management
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