**Document:** DEC Officer Report **Application:** 24/00587/B — Partial removal of two chimney stacks **Decision:** Permitted **Decision Date:** 2024-07-17 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/32669-lezayre-street-benedicts/documents/1066638 --- # DEC Officer Report ## PLANNING OFFICER REPORT AND RECOMMENDATION **Application No.:** 24/00587/B **Applicant:** Mr & Mrs Kenneth Wells **Proposal:** Partial removal of two chimney stacks **Site Address:** St Benedicts Glen Auldyn Ramsey Isle Of Man IM7 2AD **Planning Officer:** Lucy Kinrade **Photo Taken:** 02.07.2024 **Site Visit:** 02.07.2024 **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 09.07.2024 ## 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. The loss of two of the three stacks will have some minor negative impact on the overall appearance of the dwelling but given its already not of any special interest warranting its protecting, its siting outside of a conservation area and minded of the alterations already eroding some of its traditional qualities the proposal are considered to be within the bounds of acceptability and not to unduly harm the overall character and appearance of the wider streetscene in line with General Policy 2 (b, c, g) of the Isle of Man Strategic Plan 2016. Plans/Drawings/Information; This approval relates to drawing numbers JTM2343A-P-01 and JTM2343A-P-02 both date received 06/06/2024. _______________________________________________________________ ## Interested Person Status Additional Persons None _____________________________________________________________________________ ## Officer’s Report 1.0 THE SITE - 1.1 The site is detached two storey dwelling 'St Benedicts', Glen Auldyn, Lezayre. 2.0 THE PROPOSAL - 2.1 The proposed are a removal of two chimney stacks to eaves level. 3.0 PLANNING HISTORY - 3.1 The dwelling has been subject to a number of previous application although none considered materially relevant in this specific case, there is a contemporaneous application running currently for alterations and extensions to the existing dwelling 24/00588/B. 4.0 PLANNING POLICY Site Specific - 4.1 The site is within an area designated as Predominantly Residential in the 1982 Development Plan. Strategic Policy - 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o General Policy 2 (b) (c) (g) PPS and NPD - 4.3 There is no planning policy statement or national policy directive considered materially relevant to this application. 5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance - 5.1 The Residential Design Guide (July 2021) contains the following guidance that are considered materially relevant to the assessment of this current planning application: o Chapter 5 Architectural Details 6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. - 6.1 Lezayre Commissioners - 'approved unanimous' (20.06.2024). - 6.2 DoI Highway Services - no highway interest in this application (14.06.2024). 7.0 ASSESSMENT Elements of Assessment - 7.1 The key considerations of this application are its impact on the house itself and on the wider character and streetscene of the area. - 7.2 There are a variety of property styles and ages within the glen. The existing stacks on this property do form a notable feature given their prominent size, scale and height however the overall property is not considered to be of any specific special interest architecturally, socially or historically to warrant its total protection. So while the removal of two stacks may result in some minor negative impact on the overall appearance of the dwelling and some of its remaining traditional quality, the works are not considered to be so unduly harmful to the overall character and appearance of the dwelling which has been altered and changed over the years, nor to impact the street scene either along the lane or along the main glen road to such an extent as to warrant a refusal in this case. 8.0 CONCLUSION - 8.1 The loss of two of the three stacks will have some minor negative impact on the overall appearance of the dwelling but given its already not of any special interest warranting its protecting, its siting outside of a conservation area and minded of the alterations already eroding some of its traditional qualities the proposal are considered to be within the bounds of acceptability and not to unduly harm the overall character and appearance of the wider streetscene in line with General Policy 2 (b, c, g). 9.0 INTERESTED PERSON STATUS - 9.1 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. 9.2 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 : Permitted Date: 09.07.2024 Determining officer Signed : C BALMER Chris Balmer Principal Planner 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/32669-lezayre-street-benedicts/documents/1066638*