**Document:** Officer Planning Report 07/00184/B **Application:** 07/00184/B — Removal of two chimney stacks **Decision:** Refused **Decision Date:** 2007-05-04 **Parish:** Lonan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/82202-lonan-24-26-new/documents/1487178 --- # Officer Planning Report 07/00184/B **Application No.:** 07/00184/B **Applicant:** Mr W H Hellewell **Proposal:** Removal of two chimney stacks **Site Address:** 24-26 New Road Laxey Isle Of Man IM4 7BF ### Considerations Case Officer: Mr S Moore **Expected Decision Level:** ### Written Representations ### Consultations Consulttee: Manx Electricity Authority Notes: Comments received Consulttee: Highways Division Notes: Consulttee: Laxey Commissioners Notes: No objections ### Officer's Report #### The Site The site represents the curtilage of the former Co-op building situated on the southern side of New Road (A2) between two residential properties - 22 New Road to the north west and Glen Grawe House (number 28) and Glen Grawe Cottage to the south east. The site accommodates the former shop with accommodation above and space to the rear. #### Planning Status The site lies within an area of Mixed Use on the Laxey _ Lonan Area Plan of 2005 which would allow residential, office or retail uses in this area in the centre of the village. The site also lies within Laxey's Conservation Area. #### Planning History The following applications have been submitted in respect of this site: PA 02/0365 - change of use of former shop and flat to living accommodation - permitted PA 03/0747 - approval in principle for the erection of a block of apartments and parking to replace existing building - refused PA 04/0317 - approval in principle for the conversion of the floors above existing shop to two residential units and the construction of three mews dwellings with parking - refused PA 06/1395 - alterations and renovations to existing upper floor for re-occupation as a dwelling and erection of two storey extension - permitted. ### The Proposal Now proposed is the removal of two chimney stacks. It is not clear from the photographs where the chimneys are - one is certainly towards the front of the building on the north western elevation - only this one is visible from the photographs. The chimneys are not shown on the proposed elevations for PA 06/1395. No information has been provided to justify the removal of the stacks other than a description of them as "dangerous". ### Conservation Officer'S Supplementary Report: As 25-26 New Road is located within the Laxey Conservation Area, I have therefore considered the content of the application with particular consideration to POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS AND POLICY CA/4 PROPOSALS FOR PRESERVATION AND ENHANCEMENT as set out within Planning Policy Statement 1/01. The two and a half storey property is the former COOP building. The applicant received approval for alterations and renovations to existing upper floor for reoccupation as a dwelling and erection of a two storey extension to rear elevation in October 2006. The chimney stacks are located to the right hand side as viewed from New Road. The photographs appended to the application clearly show the chimney stack to the front of the property, highlighting that it is particularly prominent. The applicant does not justify the removal of the chimney; indeed evidence supporting the application is scant, save a photograph of the front and the rear elevation. We have been in discussion with the applicants regarding renovations and the removal of the stacks. The applicant has indicated that they would only consider removal of the chimney stack. Chimney stacks are very much a part of the skyline and therefore the character of the Conservation Area. Therefore, removal of the stack must be considered detrimental to the character of both the building and the Conservation Area. ### Recommendation: Recommend refusal on the grounds of a lack of justification and that the removal of the chimney is considered detrimental to the character of the building and that of the Conservation Area. ### Party Status The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status. Manx Electricity Authority raise issues concerning working practices and as such should not be afforded party status in this instance. ### Recommendation Recommended Decision: Refused ## Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals R 1. It is considered that insufficient justification has been submitted to warrant the removal of the two chimney stacks. As such, the removal of the chimneys would adversely affect the character of the building and that of the Conservation Area in which the site is located. Decision Made : ... Committee Meeting Date : ... --- *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/82202-lonan-24-26-new/documents/1487178*