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23/01436/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/01436/B Applicant : Miss Ilse Fick Proposal : Installation of flue for woodburning stove Site Address : 38 Ballaquark Douglas Isle Of Man IM2 2ET
Planning Officer: Ms Jill Nixon Photo Taken :
Site Visit :
Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 08.02.2024 __
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.
This application has been recommended for approval for the following reason. It is considered that the planning application is an acceptable form of development and would not harm the use and enjoyment of neighbouring properties and would comply with the principles of General Policy 2 and the principles of the Residential Design Guide.
Plans/Drawings/Information;
This approval shall be carried out in full accordance with the following drawings submitted 14.12.23: Site and Location Plan Drawing 01P Existing and Proposed Elevations and Photographs Drawing 02P __
Interested Person Status - Additional Persons
None __
Officer’s Report
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23/01436/B Page 2 of 3
1.0 THE SITE
1.1 The application site is 38 Ballaquark, Douglas, a semi-detached bungalow located on the north side of a cul-de-sac.
2.0 THE PROPOSAL
2.1 The application seek approval for the installation of a flue for a wood burning stove.
3.0 PLANNING HISTORY
3.1 There are no previous applications considered materially relevant to this application.
4.0 PLANNING POLICY
4.1 The site is within an Area Designated as Predominantly Residential in the Area Plan for the East.
4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
4.3 The Residential Design Guide (July 2021) contains the following guidance considered materially relevant to the proposal
5.0 REPRESENTATIONS
Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Douglas Borough Council has no objection to this application (04.01.2024).
5.2 Highway Services states there is no highway interest in this application (22.12.2023).
5.3 Environmental Health - No objection (8/2/24)
6.0 ASSESSMENT
6.1 The key considerations of this application are the proposed visual impacts on the character of the bungalow and streetscape and amenity.
6.2 The proposed flue will be installed in a section of the roof to the front of the property and will project 0,6m above the ridge line. It is proposed to powdercoat the flue black to harmonise with the dark grey roof tiles. There is an existing flue for the boiler located in the rear aspect of the roof that also projects approximately 0.6 m. above the ridge line. It is considered that the cumulative impact of a second flue is acceptable and will not be detrimental to the character of the bungalow or street scene
6.3 With respect to the potential impact of any omissions on neighbouring properties. The flue will project above the ridge line just off the communal boundary with the adjoining property, however Environmental Health have confirmed that, the submitted plans do not appear to indicate an obvious risk of smoke nuisance. Nevertheless, it should be noted that the installation and management of any wood burning stove will ultimately dictate what the
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23/01436/B Page 3 of 3
omissions are. Should a problem arise this would be covered and enforced by legislation separate to Planning. As such, in the absence of any evidence that this proposed flue will result in harm to the living conditions of those in adjacent dwellings, the application is considered acceptable.
7.0 CONCLUSION
7.1 The proposed flue is considered to have no impact on the character of the area or the amenities of neighbouring properties. The proposal is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide July 2021. Therefore, it is recommended for an approval.
8.0 INTEREST PERSON STATUS
8.1.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land which the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision-maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status. __
I can confirm that this decision has been made by the Acting 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
Decision Made : Permitted Date : 15.02.2024
Determining officer
Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
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