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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No. : Applicant: Proposal: Site Address i 14/00708/B Rose Estates Ltd Removal of chimney stack 44 Broadway Douglas Isle Of Man IM2 4EW Case Officer: Photo Taken ; Site Visit: Expected Decision Level: Officer Delegation Mr Trevor Wilson Officer's Report APPUCATION SITE The application site is No. 44 Broadway, Douglas. The site lies within a small collection of commercial premises which abut the prominent red sandstone Broadway Baptist church which overlooks the Falcon Glen and gardens. TTie principle elevation/usage is that of a Pizza delivery premises whilst to the rear and upstairs the premises are used for residential 1. purposes. The site lies within the Ballaquayle Road Conservation Area. 2. THE PROPOSAL 3. The application seeks planning approval for the removal of a chimney stack located towards the rear of the property. It is stated by the applicant that the chimney is no longer used and has become degraded. Following its removal the roof will be slated over using natural slate to match the existing. PLANNING HISTORY The site has no planning history of particular relevance to the current application. 4. PLANNING POLICY The Douglas Local Plan 1998 identifies the area as being predominantly residential. 5. The following policies in the Isle of Man Strategic Plan 2007 are considered relevant: 6. General Policy 2: '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: is in accordance with the design brief in the Area Plan where there is such a brief; respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; does not affect adversely the character of the surrounding landscape or townscape; (a) (b) (c) 26 August 2014 14/00708/B Page 1 of 3
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does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; does not affect adversely public views of the sea; incorporates where possible existing topography and landscape features, particularly trees and sod banks; does not affect adversely the amenity of local residents or the character of the locality; provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and (d) (e) (0 (g) (h) manoeuvring space; does not have an unacceptable effect on road safety or traffic flows on the local (i) highways; can be provided with all necessary services; does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and is designed having due regard to best practice in reducing energy consumption.' 0) (k) (I) (n) Environmental Policy 35 of the Isle of Man Strategic Plan 2007 states: '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.' Policy CA/2 of Planning Policy Statement 1/01 "Consen/ation of the Historic Environment" is relevant. It places emphasis on the need to consider the impact of development proposals upon the special character of the Conservation Area. 7. REPRESENTATIONS Douglas Borough Council - no objection. 8. ASSESSMENT The proposal is to remove the existing chimney stack located towards the rear of the property. Whilst the retention of such period features is considered an important element in preserving the character of any consen/ation area, the chimney in question does not readily contribute to the roof-scape due to its location. Only marginally visible from the main road, the chimney stack is non-the-less quite tall when viewed from the rear of the property and its redundant location and condition has led to difficulties regarding maintenance. Given these factors. Building Conservation do not object to the removal and subsequent remedial works required in removing this chimney. 9. RECOMMENDATION 10. It is recommended that the application is permitted. PARTY STATUS The local authority, Douglas Borough Council, is by virtue of the Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status. 11. 26 August 2014 14/00708/B Page 2 of 3
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