Officer Report

Application No.: 15/00557/B Applicant: Mr Edward Clarke Proposal: Creation of a window and installation of a flue to south eastern elevation of dwelling Site Address: 23 Ballanoa Meadow Santon Isle Of Man IM4 1HQ Case Officer : Miss S E Corlett Photo Taken: 03.06.2015 Site Visit: 03.06.2015 Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

1.1 The site is the residential curtilage of 23, Ballanoa Meadow, a semi-detached two storey dwelling which sits facing south within an estate of 43 dwellings which sit to the south of Moaney Road and to the east of Newtown estate within the settlement of Newtown (identified as a settlement in Spatial Policy 4). The dwelling has a single storey side extension set back from the main frontage by 3.5m and a rear conservatory which stretches across the rear of the house and the side annex. - 1.2 There are no other visible flues attached to the buildings although a property further along the cul de sac which has a chimney stack which has been added to the property since its original construction. THE PROPOSAL

2.1 Proposed is the installation of a flue which will be attached to the side of the house and extend up 7.5m to discharge at a point 1m above the roof plane, 2m from the ridge and lower than this height. - 2.2 The flue will be stainless steel and 175mm in diameter. - 2.3 A new square window is proposed in the same gable to serve a bathroom. This window will be 600mm by 700mm. PLANNING POLICY AND STATUS

3.1 The site lies within an area designated as Proposed Residential on 1982p. - 3.2 As such, the general standards of development as set out in General Policy 2 are applicable as follows:

"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 space around them;
• c) does not affect adversely the character of the surrounding landscape or townscape; g) does not affect adversely the amenity of local residents or the character of the locality."

PLANNING HISTORY

4.1 The dwelling was built under the provisions of PA 99/00590/B and had a conservatory added under PA 04/02332/B and the garage converted to living accommodation under PA 04/02361/B. REPRESENTATIONS - 5.1 There are no representations on file at the time of writing. ASSESSMENT - 6.1 The flue will be visible but only to those driving down the cul de sac and as the estate is not on a through road, the number of people who will see this is very limited. Whilst an external stack may be a more visually acceptable form of accommodating the flue, given the limited view of the flue, it is not considered that the proposal is unacceptable and as such is recommended for approval. PARTY STATUS - 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant’s agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word ‘Department’ to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation:

22.06.2015

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 drawings 01, 02 and 03 all received on 20th May, 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 : 25.06.2015 Determining officer (delete as appropriate)

Signed :……………J CHANCE.. Jennifer Chance Head of Development Management