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                                                 15/00633/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/00633/B Applicant : Mr Fergal & Mrs Leah McKenna Proposal : Alterations and erection of a chimney stack to south elevation Site Address : Ballachesed St Marks Ballasalla Isle of Man IM9 3AH

Case Officer : Miss S E Corlett Photo Taken : 24.06.2015 Site Visit : 24.06.2015 Expected Decision Level :

Officer Delegation

Officer’s Report

THE SITE 1.1 The site is the curtilage of an existing dwelling situated on the western side of the A26 highway which runs to the south of St. Mark's towards Ballasalla. The dwelling has a large rear garden whilst the building itself sits close to the highway with a small front walled garden and projecting front porch. The property has been subject to various alterations and extensions over time but still retains much of its traditional proportions and character.

1.2 The building is 20m away from the northern gable of the church which screens the building from public view from the south until one is almost at the application building. The view of the gable is further screened by existing trees and shrubs on the boundary between the two buildings such that a clear, unobstructed view of the gable is only achieved when the viewer is around 8m to the south and as soon as one passes the side of the house, the chimney is no longer apparent. It is likely that passing the site from the north, particularly in a vehicle, the chimney breast would not be noticeable at all.

1.3 All other buildings in the hamlet have internal chimney breasts. The church has a substantial bell tower on the western side which sits on the outside of the building. The top part of this is stone faced and the lower part steps out from the side of the width of the tower, a little like an external chimney breast and is finished in render to match the rest of the building.

THE PROPOSAL 2.1 Proposed is the addition of an external stack on the southern gable of the dwelling. This is to serve a new fire/wood burning stove at this end of the building, on the ground floor. Installing this internally would involve the alteration of internal walls in the first floor bedroom and en-suite and alteration of the existing shower and sink arrangements. The stack will be 1.3m wide at the base and tapering to 1.1m at a height of 2.5m.

PLANNING STATUS 3.1 The site lies within an area which is not designated for development on the Area Plan for the South adopted in 2013 and is also within the St. Mark's Conservation Area. The Character Appraisal contains the following:

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                                                 15/00633/B
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2.2 The buildings within St Mark's contribute to the value of its character as a grouping rather than as individuals, as together they form a part of the linear footprint of the hamlet that has remained virtually unchanged for almost as long as records exist.

3.5 Several of the buildings in St Mark's have suffered from well meaning but unfortunate improvements in recent years. It is appreciated that, other than by educating property owners, little can be done to reverse the damage already done. By designation of conservation area status, future improvements would be subject to stricter control and some currently qualifying as permitted development would require Planning Permission.

3.2 No specific reference is made to the application property, other than listing it in the schedule of buildings in the Area.

3.3 The Strategic Plan and Planning Policy Statement 1/01 both require development within Conservation Areas to preserve or enhance the character or appearance of the Area.

PLANNING HISTORY 4.1 The following applications have been submitted in respect of this site:

PA 96/00111/C - Change of use from agricultural land to domestic garden, Land to the rear and side of, The Hollies, High Road, St Marks, Malew. Status - Approved at Appeal - 15th November 1996

PA 96/01320/B - Installation of uPVC windows and doors, The Hollies, St Marks, Malew - approved

PA 01/00626/A - Approval in principle for erection of dwelling - refused

PA 09/00605/B - Erection of a timber potting shed - approved

PA10/0237/B - alterations and extensions - refused

PA 10/01494/B - alteration and extensions - approved

PA 14/01307/B - alterations and extensions and creation of car parking at rear - approved.

REPRESENTATIONS 5.1 Malew Parish Commissioners indicate that they do not object to the application (03.07.16).

ASSESSMENT 6.1 Undoubtedly the most appropriate means of providing a flue would be for the breast to be provided within the building in the same form as all other chimneys in the hamlet. However, to do this would cause significant cost and disruption to the existing dwelling. A free standing stainless steel flue is unlikely to be acceptable. Taking into account the very limited exposure to public view, it is considered on balance that the proposal is acceptable, particularly taking into account that the property, unlike most others in the hamlet, has been significantly extended so the inclusion of a non-traditional element is less significant than perhaps it would be on an unaltered Manx cottage of which there are more in the hamlet.

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;

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                                                 15/00633/B
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(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: 07.07.2015

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.

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This approval relates to drawings P10-01, P10-02, P10-03, P10-04, P10-05 and P12-01 all received on 4th June, 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 : 15.07.2015

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Signed :... Sarah Corlett

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                                                 15/00633/B
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Senior Planning Officer Senior Planning Officer

Signed : Michael Gallagher Michael Gallagher

Director of Planning and Building Control

Signed :... Jennifer Chance

Head of Development Management