DEC Officer Report

Application No.: 21/01191/B Applicant: Mr Karl Logan Proposal: Removal of a chimney stack Site Address: 113 Royal Avenue Onchan Isle Of Man IM3 1LA Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 09.11.2021 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions 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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. It is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 08.10.2021. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of 113 Royal Avenue, Onchan which is a two storey detached property (1930's in style) along the western side of Royal Avenue. The dwelling is characterised with a pebble dash finish with rosemary tiled to the roof. The property has two chimney stacks to the side (north) elevation.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the removal of one of the two chimney stacks to the side (gable) elevation. The chimney stack proposed to be removed is the one closets to the front elevation.

3.0 PLANNING HISTORY - 3.1 There are no previous planning applications on this site which are considered relevant in the determination of the current proposal.

4.0 PLANNING POLICY - 4.1 The application site is within an area zoned as Predominantly Residential under the Area Plan for the East 2020. The site is not within a Conservation Area.

4.3 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: - 4.4 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."

4.5 Residential Design Guide 2021.

5.0 REPRESENTATIONS - 5.1 Onchan Commissioners have approved the application (received on 03.11.2021). - 5.2 Highway Services comment there is no highway interest (received on 20.10.2021).

6.0 ASSESSMENT - 6.1 The key issue to consider in the assessment of this planning application is the potential impacts upon the visual amenities of the street scene. POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE

6.1 In relation to the removal of the chimney stack; chimneys can play an important role in the overall design and character of the street scene and to lose chimneys in some areas can

• result in a detrimental impact upon the visual amenities to the street scene and upset the appearance of the locality. While the chimney do not have significant architectural interest, they do add interest to the properties. However, given the site is not within a Conservation Area and the change is not considered to have such a significant visual impact to the street scene or the individual property it is considered in this case the proposal is considered acceptable.
• 7.0 RECOMMENDATION

7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and as such the planning application is recommended for approval. - 8.0 INTERESTED PERSON STATUS

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 : Permitted Date : 12.11.2021 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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