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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00463/B Applicant : Mr Kevin Moonan Proposal : Removal of the front chimney stack. Site Address : Norwood May Hill Ramsey Isle Of Man IM8 2HJ

Principal Planner: Mr Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Refused Date of Recommendation: 28.06.2021 __

Reasons for Refusal

R : Reasons for Refusal O : Notes attached to reasons

R 1. The removal of the front chimney stack would represent the loss of a prominent special feature which contributes to the character of the locality of the individual dwelling Norwood, the terrace which Norwood forms part of and the street scene as a whole contrary to General Policy 2 (b, c and g) of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2019 Section 5.1. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The site represents the residential curtilage of Norwood, May Hill, Ramsey, which is part of a row of three storey terraced properties which are located on the north-western side of May Hill and direct west of the junction with Lheaney Road.

1.2 The application site building forms part of a terrace that is characterised by properties of a similar traditional Victorian designed and appearance. The chimney stacks are substantial in height and depth and each property has a pair of stacks, one to the front and one to the rear.

2.0 THE PROPOSAL

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2.1 The planning application seeks the approval for the complete removal of the front chimney stack down to roof level and roof extended over , presuming in a material to match the existing roof (slate). The existing chimney stack is located at the front of the roof pitch.

2.2 The applicant's reasoning for the works are: "The work is to prevent future penetrating water and storm damage affecting this property and that of my neighbour following the storms this year between January and March. None of the chimneys are in use (nor would they be fit for use) and the stack is not shared with all 4 chimneys being in this property."

3.0 PLANNING HISTORY 3.1 The application site has been the subject of the following previous planning application which is considered relevant in the determination of this application:

3.2 Installation of replacement windows to front elevation - 08/01154/B - APPROVED

3.3 There are no previous planning applications (pre-1984) which have been sought or had approved for the removal of any chimneys to row of terraces which Norwood form part of.

4.0 PLANNING POLICY 4.1 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant to the assessment of this current planning application:

4.2 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."

4.3 Residential Design Guide 2019 states:

"5.1 CHIMNEY STACKS AND FLUES 5.1.1 Chimneystacks make an important contribution to the character and appearance of dwellings, the street scene and the skyline. They are also often particularly important features of many dwelling designs which as well as being functional provide interesting and distinctive patterns in the roofline often making a positive contribution to the particular quality and

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general appearance of an area. Extensions and roof alterations should avoid the loss of a chimneystack that positively contributes to the dwelling's character and appearance. The Department encourages, wherever practical, the retention of prominent chimneystacks to traditional/period properties, which add to the character and quality of the street scene, especially where the individual property is within a Conservation Area."

5.0 REPRESENTATIONS 5.1 Ramsey Commissioners have no objection (21.05.2021).

5.2 Highway Services coemment their is no highway interest (18.05.2021).

6.0 ASSESSMENT 6.1 Given the nature of the planning application and development proposed, there are two main issues to consider in the assessment of this planning application; 1) The impacts of the removal of the existing chimney stack on the existing appearance of the building; and 2) The visual impacts of the proposal on the wider surrounding area.

Impacts of the removal of the existing chimney stack on the existing appearance of the building 6.2 The terrace which Norwood forms part of is a traditional terrace dating back to the Victorian era. The majority of the properties within this terrace have two sets of chimney stacks, one to the front roof plane and a second of the same or similar size and design to the rear roof plane. The chimney stacks of the properties are uniform throughout this terrace and also similar to other Victorian Terraces found along May Hill. The chimney stacks are prominent features to the appearance and character to this terrace. Whilst the application site is not a Registered Building or within a Conservation Area, the removal of the chimney stack would be a loss to the existing building which is considered to be detrimental to the existing appearance of the building.

Visual impacts of the proposal upon the street scene 6.3 Views of the property Norwood and the terrace are prominent features along May Hill which is also one of the prominent routes into Ramsey and also from Lheaney Road.

6.4 The Residential Design Guide section 5.1 also comments on the chimney stacks indicating they; "make an important contribution to the character and appearance of dwellings, the street scene and the skyline" and that "...they are also often particularly important features of many dwelling designs which as well as being functional provide interesting and distinctive patterns in the roofline often making a positive contribution to the particular quality and general appearance of an area.". It is considered the proposal would fail the aims of the Residential Design Guide.

6.5 From visiting the site and surrounding area it was clear that the chimneys play an important role in the overall design and character of the terrace and to lose any of these would be detrimental to the street scene and upset the appearance of the locality. It was noted that the majority of stacks are still in place and whilst each application should be judged on its own merits, there needs to be a careful consideration that allowing one chimney stack to be removed, would more likely encourage further applications to be made, which would reduce the architectural interest of the terrace, individual properties and the street scene as a whole.

7.0 RECOMMENDATION 7.1 Overall, it is concluded that the planning application does not accord to the provisions set out in General Policy 2 (b), (c) & (g) of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2019. It is recommended that the application be Refused.

8.0 INTERESTED PERSON STATUS

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8.1 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 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 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 : Refused Date : 01.07.2021

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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