Officer Report

Application No.: 17/01274/B Applicant: Mr Eddie Joyce Proposal: Installation of extractor flue on gable (retrospective) Site Address: 1 Bathurst Street Douglas Isle Of Man IM2 3HH Case Officer : Mr Owen Gore Photo Taken: 31.01.2018 Site Visit: 31.01.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 07.03.2018 _________________________________________________________________

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.

• C 2. Within three months of the date of this decision notice, the extractor flue, hereby approved, shall be painted to match the colour of the elevation to which it is fixed.

Reason: In the interests of the character and appearance of the site and surrounding area in accordance with General Policy 2.

Plans/Drawings/Information; This Planning permission relates to the following plans and documents: Dwg.13 1022 1A - Site & Location Plans Dwg.13 1022 2R - Elevations Dwg.13 1022 - Photographs Date-stamped as having been received 12 December 2017

_______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The application site is the end terrace of a row of buildings, with shops on the ground floor and residential flats above; the ground floor is a hot food takeaway that is currently a fish and chip shop. To the east of the site is an access alleyway that connects Bathurst Street, Grafton Street, Falcon Street and Derby Road; as well as the access to the rears of the properties. The site is not within a Conservation Area. THE PROPOSAL - 2.1 The proposal is to retrospectively seek permission for the addition of a large external flue that has been installed on the east elevation. As proposed, the flue is a large, cylindrical flue pipe, finished in bear metal. PLANNING POLICY - 3.1 The site is shown on the Douglas Local Plan Order 1998 map No.2 as being within the local plan area and the property is designated within an Area of Predominantly Residential Use. General Policy 2 applies to proposals that are in accordance with the land-use zoning and states that development will normally be permitted where it: -

• (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;

3.2 Environment Policy 22 states that development will not be permitted where it would 'unacceptably harm the environment and/or the amenity of nearby properties in terms of… iii) vibration, odour, noise or light pollution'. PLANNING HISTORY - 4.1 The previous planning applications/permissions are not considered to be specifically material in the assessment of the current application. The submission of this application was the result of an enforcement enquiry (ref 17/00062/COMP). REPRESENTATIONS - 5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest in the letter dated 22 December 2017.

5.2 Douglas Borough Council have commented on this application and stated that they do not object in the letter dated 22 December 2017.

ASSESSMENT Impact to neighbours

6.1 The proposal is retrospective; the flue duct is 300mm in diameter and includes a 'high velocity cowel'. The submitted plan indicates that the maximum decibel output would be 30dB. The flue has been installed to discharge above the ridge height of the property.

Character and Appearance

6.2 The flue is a substantial 300mm in diameter and is finished in bear metal. Following negotiation, the applicant has agreed to paint the flue to better match the existing property.

• CONCLUSION
• 7.1 The proposed development would not result in a significant adverse impact upon the living conditions of neighbouring residents. The proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings. In these respects, the proposal complies with General Policy 2 and Environmental Policy 22. INTERESTED PERSON STATUS
• 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), 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
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 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 in Article 6(4) who should be given Interested Person Status.

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: 08.03.2018 Determining officer

Signed : C BALMER Chris Balmer Senior Planning Officer

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