**Document:** Officer Report **Application:** 16/00450/B — Installation of a flue to side elevation of dwelling **Decision:** Permitted **Decision Date:** 2016-06-06 **Parish:** Malew **Document Type:** report / officer_report **Source:** https://planningportal.im/a/21004-malew-2-knock-rushen-scarlett-road-dwelling/documents/1009142 --- # Officer Report **Application No.:** 16/00450/B **Applicant:** Mr Simon Jones **Proposal:** Installation of a flue to side elevation of dwelling **Site Address:** 2 Knock Rushen Scarlett Road Castletown Isle of Man IM9 1TQ Case Officer : Mr Edmond Riley **Photo Taken:** 18.05.2016 **Site Visit:** 18.05.2016 **Expected Decision Level:** Officer Delegation ## Officer’s Report 1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of no.2 Knock Rushen, which is a contemporary dwelling situated on a recently completed housing estate on the southwestern edge of Castletown. It is one of the first dwellings within the new estate, which continues on from the older Scarlett Road dwellings; the dwellings on Knock Rushen are much more tightly spaced than those on Scarlett Road, and the contrast - added to by the significant difference in massing, form, materials and detailing - is striking in providing a much more interesting and varied residential environment. - 1.2 No.2 is, in common with its semi-detached neighbour, set back from the highway noticeably more so than no.1 to the south - more so than would appear to be the case from the submitted plans. Nos.1 and 2 are separated by a boundary fence and though each property has access to roughly 1.5m of outdoor space in neither case would this be likely to form space regularly used by either occupant owing to the closeness of the two dwellings and resulting darkness. There are a number of windows in no.1 that faces no.2, but none in the corresponding direction. 2.0 THE PROPOSAL - 2.1 Full planning approval is sought for the erection of a flue to the side elevation of the application site. This would run out from the middle storey of the dwelling to enable a multi-fuel stove to be installed there: it would exit 4.3m above ground level and rise a further 7.3m from this position, sitting 0.85m proud of the ridge. The flue would be black, but details regarding the material have not been provided: the black colour would match the rainwater goods on the estate. 3.0 PLANNING HISTORY - 3.1 The site has been the subject of applications seeking approval for a garage (one withdrawn, one refused) and another referencing changes to window arrangements, which was also approved. 4.0 THE DEVELOPMENT PLAN - 4.1 The application site falls within an area zoned as Predominantly Residential on the Area Plan for the South. In view of the nature of the proposal, General Policy 2 and part (ii) of Environment Policy 22 of the Strategic Plan apply. 5.0 REPRESENTATIONS - 5.1 Highway Services of the DoI indicated the proposal had no highway implications on - 06.05.2016, while Castletown Commissioners offered no objection on 10.05.2016. 6.0 ASSESSMENT - 6.1 The proposed flue is extremely tall. However, it is also remarkably inconspicuous. The site visit was clear that views achievable of the flue will be limited almost exclusively to 'front on' only as nos.1 and 2 Knock Rushen are so close to one another, and also given that the former sits forward of the latter such that it masks significantly the side elevation of the application dwelling. - 6.2 It is also noted that the flue would sit roughly 0.85cm above the ridgeline and that this would, when viewed from the north, act as a neat counterbalance to the stepping up of the ridgeline between nos.2 and 3 Knock Rushen. - 6.3 The black colour will help the flue tie in with the rainwater goods and is far preferable to a more industrial-looking steel that is often used in such situations. It would also, from the submitted drawings, apparently be quite slim. The resulting visual impact of the flue, then, will not be quite so significant as the plans might at first indicate and no objection is raised on this ground. - 6.4 The flue will allow smoke to escape fairly high above the existing roofscape - the dwelling is three storeys in height - while the coastal location should result in any emissions being blown away fairly swiftly. ## - 7.0 RECOMMENDATION 7.1 In view of the favourable findings in respect of the key tests as outlined in GP2 and EP22 of the Strategic Plan, it is recommended that planning approval be granted. - 8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: - o The applicant, or if there is one, the applicant's agent; - o 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; - o Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material, which in this case includes Highways Services of the Department of Infrastructure, and - o The local authority in whose district the land the subject of the application is situated. Recommendation Recommended Decision: Permitted Date of Recommendation: 01.06.2016 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. The development hereby approved relates to all the drawings, plans, associated photographs and brochure information date-stamped as having been received 19th April 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: 03.06.2016 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/21004-malew-2-knock-rushen-scarlett-road-dwelling/documents/1009142*