**Document:** Officer Report **Application:** 16/00987/B — Install twin wall 200mm dia. flue to rear wall of single storey rear sun room to service proposed new woodburner fire **Decision:** Permitted **Decision Date:** 2016-11-04 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/20634-michael-37-faaie-ny-cabbal-install-twin-wall/documents/1005601 --- # Officer Report **Application No.:** 16/00987/B **Applicant:** Mr Darren Richard Towerson Wylde And Mrs Carole Teresa Wylde **Proposal:** Install twin wall 200mm dia. flue to rear wall of single storey rear sun room to service proposed new woodburner fire. **Site Address:** 37 Faaie-Ny-Cabbal Kirk Michael Isle of Man IM6 2HT Case Officer : Miss Lucy Kinrade **Photo Taken:** 27.10.2016 **Site Visit:** 27.10.2016 **Expected Decision Level:** Officer Delegation Officer’s Report APPLICATION SITE 1.1 The application site is the residential curtilage of 37 Faaie-Ny-Cabbal, Kirk Michael an existing two storey semi-detached property located on the northern side of Faaie-Ny-Cabbal, the property forms part of a small cul-de-sac of houses which sit within a modern housing development on the western side of the A3 Kirk Michael Main Road. - 1.2 37 Faair-Ny-Cabbal has an existing 4.4m x 3.7m single storey pitched roof extension on the rear elevation which provides additional living accommodation on the ground floor in the form of a sun room which is accessible from the existing kitchen and dining area of the main house. THE PROPOSAL 2.1 Proposed is the installation of a 200mm diameter flue on the rear elevation of the existing sun room extension. The flue is to service a new wood burner which is to be installed within the sun room. - 2.2 The twin wall flue is to exit the internal space at a low level and run up the outside of the wall on the rear elevation. The flue is to be 600mm above the ridge height of the existing extension. PLANNING HISTORY 3.1 The following applications were considered relevant in the assessment of this application; - o 04/01774/B - for the proposed extension of existing dwelling to provide additional living space on the ground floor - Approved. - o 10/00271/B - Erection of a rear extension to dwelling house - Approved - o 12/01510/B - Alterations to dwelling and widening of driveway and vehicular access Approved PLANNING POLICY 4.1 The application site is located within an area identified as being 'Predominantly Residential' on the Kirk Michael Local Plan 2004. Due to the location of the works, the land zoning and the type of proposal, the following policy from the Isle of Man Strategic Plan 2016 is considered relevant; "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." REPRESENTATIONS 5.1 The Department of Infrastructure have stated that there is no highways interest in this application (28/09/2016). 5.2 Michael Commissioners have no objection to the current application (09/09/2016). ASSESSMENT - 6.1 The application looks to gain approval for the installation of a flue on the rear elevation of the existing property. The most important areas for consideration in the assessment of this application are the impact of the proposed development on the character and appearance of the existing building and its impact on the local area and neighbours. 6.2 Given the location of the flue at the rear of the building it is not visible from the front of the property; however it is possible that the upper most parts of the flue may be visible from the estate road leading towards and in to the cul-de-sac. Although this marginal view of the flue is not expected to be prominent enough to warrant a refusal. 6.3 The rear of the property and its rear garden backs on to the rear gardens of two properties to the rear, the distance between the area of works and the rear elevations of both dwellings is approx. 15m, given the nature of the works and the size and covered of the flue, its installation is not anticipated to have any adverse impacts on the outlook of neighbouring properties, nor to impact the visual appearance of the local area. - 6.4 Overall the installation of the flue to the rear elevation of the existing sun room is not expected to negatively affect the character or appearance of the existing property to warrant a refusal nor to adversely impact the surrounding neighbours or local area. For the reasons above the application complies with (b), (c) and (g) of the IOM Strategic Plan 2016. RECOMMENDATION 7.1 It is recommended that the application be approved. PARTY STATUS - 8.1 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; - (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: 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. This approval relates to the Site and Location plans and drawing number W15H16 all date stamped and received 18th August 2016. I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation. Decision Made : Permitted Date: 04.11.2016 Determining officer Signed : S CORLETT Sarah Corlett Senior Planning Officer ## Customer note ## This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/20634-michael-37-faaie-ny-cabbal-install-twin-wall/documents/1005601*