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21/01027/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01027/B Applicant : Mr George Eastwood Proposal : Removal of two chimney stacks Site Address : 3 Allan Street Douglas Isle Of Man IM1 3DQ
Planning Officer: Mr Peiran Shen Photo Taken :
Site Visit :
Expected Decision Level :
Recommendation
Recommended Decision:
Refused Date of Recommendation: 30.09.2021 __
Reasons for Refusal
R : Reasons for Refusal O : Notes attached to reasons
R 1. The removal of the chimney would blur the boundary between units and have a negative impact the street scene of the area. Therefore, this application is considered to be failing to comply with General Policy 2 of the Strategic Plan. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of 3 and 5 Devonshire Road, Douglas, two two- storey mid-terrace dwellings located on the south of Allan Street, close to its end with Merton Bank. The houses has a hipped roof.
1.2 There is one chimneystack between the two dwellings. The whole terrace has chimneystacks and they are all in line with the ridge. The chimneys are visible from the pavement on the other side.
2.0 THE PROPOSAL 2.1 The current planning application seeks approval for the removal of the chimney stacks and the making good of the roof in matching materials.
3.0 PLANNING HISTORY 3.1 There is no previous application considered materially relevant to this application.
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21/01027/B Page 2 of 3
4.0 PLANNING POLICY 4.1 In terms of local policy, the site lies within an area designated as Predominantly Residential Use in the Area Plan for the East. The site is not within any conservation area.
4.2 In terms of strategic plan policy, 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 General Policy 2: "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 spaces 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".
4.4 Residential Design Guidance (July 2019) provides advice on the design of new houses and extensions to an existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
4.6 RDG 5.1.1 state: "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 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 chimney stacks 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 Douglas Borough Council has not commented at the time of the report (03/09/2021).
5.2 DoI Highway Services have no highway interest in this application (03/09/2021).
6.0 ASSESSMENT 6.1 The main concerns for this application are its impact on the character and landscape of the area.
6.2 The stack is visible to the public. Although he existing dwelling and its chimneystacks are of no particular architectural or historic interest, it is part of the elements that breaks up each unit of the terrace. Even if this segregation is visualised mainly by the colour of the front elevation at the moment, changing these colour are often fallen out of the scope of a planning application. Therefore, it is considered that the loss of these stacks will blur the boundary between units and would negative impact the street scene of the area.
7.0 CONCLUSION 7.1 The proposal is considered failing to comply with General Policy 2 of the Strategic Plan. Therefore, it is recommended for an refusal.
7.2 The removal of the chimney would blur the boundary between units and negative impact the street scene of the area.
8.0 INTERESTED PERSON STATUS
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21/01027/B Page 3 of 3
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 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 a Principal Planner 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: 05.10.2021
Determining officer
Signed : J SINGLETON Jason Singleton Principal Planner
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