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21/01021/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01021/B Applicant : Mr Mark Leslie Proposal : Removal of rear chimney stacks and rebuilding of front chimney stacks associated with Nos. 12 Westminster Terrace, which are located within roof spaces of Nos. 13 & Nos. 11 Westminster Terrace, and re-roofing works Site Address : 13, 12 & 11 Westminster Terrace Douglas Isle Of Man IM1 4ED
Planning Officer: Mr Peiran Shen Photo Taken : 20.10.2021 Site Visit : 20.10.2021 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 10.02.2022 __
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.
C 2. All chimney stacks must be completed within 6 month of the laying of roof tiles.
Reason: to preserve and protect the character of the Conservation Area.
This application has been recommended for approval for the following reason. The approval is considered to comply with General Policy 2 of and Environment Policy 35 the Strategic Plan.
Plans/Drawings/Information; This approval relates to the documents as having been received on 31st August 2021 and drawing no. 449-01 Rev A as having been received on 27th January 2022. __
Interested Person Status - Additional Persons
None __
Officer’s Report
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21/01021/B Page 2 of 3
1.0 THE SITE 1.1 The site is the residential curtilage of 11, 12, 13 Westminster Terrace, Douglas, three two-storey mid-terrace dwellings located on the south of Westminster Terrace, at its junction with Alexander Drive.
1.2 There are two chimneys on each side of 12 Westminster Terrace, one on the front elevation and one of the rear elevation. All four chimneys are visible from the front.
2.0 THE PROPOSAL 2.1 The proposed is the demolition and the erection of replacement all front and rear chimneys and reroofing of the rear extensions.
3.0 PLANNING HISTORY 3.1 There is no previous application considered materially relevant to this application.
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 within the Woodbourne Road 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 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
4.5 Residential Design Guidance (July 2021) 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 (25/10/2021).
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21/01021/B Page 3 of 3
5.2 DoI Highway Services have no highway interest in this application (14/09/2021).
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 stacks are visible to the public. The repeating stacks both on the front and rear elevation forms a rhythm and is a key part of the character of the Conservation Area. The rebuild of the stacks are essential in maintaining the character and appearance of the Conservation Area. Therefore, a condition would be attached to ensure the rebuilt would take place and the design would the same as the existing.
7.0 CONCLUSION 7.1 The proposal is considered to comply with General Policy 2 of and Environment Policy 35 the Strategic Plan. Therefore, it is recommended for an 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 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 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 : 23.02.2022
Determining officer Signed : S BUTLER Stephen Butler
Head of Development Management
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