Officer Report

Application No.: 15/00173/B Applicant: Mrs Mary Frankwick Proposal: Removal of a chimney stack Site Address: Melrose Four Roads Port St. Mary Isle Of Man IM9 5LQ Case Officer : Miss Melissa McKnight Site Visit: 11.03.2015 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Melrose, a three storey mid terraced dwelling located on the eastern side of Four Roads, Port St Mary.

2.0 THE PROPOSAL - 2.1 This current planning application seeks approval for the removal of a chimney stack on the rear elevation of a three storey outrigger. - 2.2 There would be no replacement and the resulting aperture would be tiled over.

3.0 PLANNING HISTORY - 3.1 Previously, planning approval was granted in 1987 for the construction of lean-to outhouse store in rear yard under PA 87/00569/B.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is zoned as Residential under the Area Plan for the South 2013. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application:

General Policy 2 states: "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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site

• or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) 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
• (n) is designed having due regard to best practice in reducing energy consumption." 5.0 REPRESENTATIONS

5.1 Port St Mary Commissioners have no objection to the current planning application (10/03/2015).

5.0 ASSESSMENT - 5.1 Chimneys can add to the character and interest to a property and their removal can sometimes raise concern. As such, it is imperative to consider the impact of the removal of the chimney stack on the appearance of the main dwelling within the street scene and wider area in general. - 5.2 The rear chimney stack is not visible from Four Roads but distant views are attainable from Castletown Road as one travels east towards Four Roads Roundabout. Nonetheless, the existing chimney stack is not considered to add to the character to of the existing dwelling and its loss would not significantly affect the visual appearance of the property or street scene or visual amenity of the locality in general. As such the removal of the chimney stack on the eastern gable of the outrigger is considered acceptable.

6.0 RECOMMENDATION - 6.1 Overall, it is concluded that the planning application is in accordance with General Policy 2 of the Isle of Man Strategic Plan 2007 and as such the planning application is recommended for approval.

7.0 PARTY STATUS - 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; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation

Recommended Decision: Permitted Date of Recommendation:

23.03.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

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 Location Plan and 2 x Photographs showing the chimney stack to be removed all date stamped as received on 17th February 2015.

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 : 24.03.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :………………M GALLAGHER.. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management