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Application No.: 20/00067/B Applicant: Miss Emily Bedford & Mr Neil McMullen Proposal: Removal of a rear chimney Site Address: Ballaglea 11 St Ninians Road Douglas Isle Of Man IM2 4BB Planning Officer: Mr Peiran Shen Photo Taken: 03.03.2020 Site Visit: 03.03.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.03.2020 _________________________________________________________________
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. This application is considered to comply with GP2 of the Strategic Plan.
Plans/Drawings/Information;
This approval relates to the submitted documents, location plan and photos date-stamped as having been received on 21st January 2020. _______________________________________________________________
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is the residential curtilage of Ballaglea 11 St Ninians Road, Douglas, a twostorey semi-detached house. The site is on the southwest of St Ninians Road.
1.2 The house has a Dutch-gable roof conjoin with the neighbouring property. The two houses share symmetric designs of the front elevation. - 1.3 The chimneystack for 11 is on the southwest side at the rear of the roof while the neighbouring property has their chimney stack right next to the middle line to the front. Google Street View 2010 shows there is also a single chimney stack at the northwest of the neighbouring property and it was no longer visible from the 2015 Ariel Photos.
2.0 THE PROPOSAL - 2.1 The current planning application seeks approval for the removal of the chimney stack and the making good of the roof in matching materials.
3.0 PLANNING HISTORY - 3.1 There is no previous application considered materially relevant to this application. - 3.2 The neighbouring property took down the single chimney stack without a planning application. However, due to the fact from the 2015 Ariel Photos, this development has passed the 4-year enforcement time-limit and therefore requires no enforcement action.
4.0 PLANNING POLICY - 4.1 In terms of local policy, the site lies within an area designated as Predominantly Residential Use in the Douglas Local Plan 1998. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: - 4.3 General Policy 2: "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:
4.4 Residential Design Guidance (July 2019) provides advice on the design of new houses and extensions to an existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
4.6 RDG (July 2019) 5.1.1 state: "Chimneystacks make an important contribution to the character and appearance of dwellings, the street scene and the skyline. They are also often particularly important features of many dwelling designs which as well as being functional provide interesting and distinctive patterns in the roofline often making a positive contribution to the particular quality and general appearance of an area. Extensions and roof alterations should avoid the loss of a chimneystack that positively contributes to the dwelling's character and appearance. The Department encourages, wherever practical, the retention of prominent chimney stacks to traditional/period properties, which add to the character and quality of the street scene, especially where the individual property is within a Conservation Area." - 5.0 REPRESENTATIONS
5.1 Douglas Borough Council has no objection on this application (07/02/2020). - 5.2 DoI Highway Services have no highway interest in this application (17/02/2020).
6.1 The main concerns for this application are its impact on the character and landscape of the area. - 6.2 The existing dwelling and its chimneystack are of no particular architectural or historic interest to warrant its retention or protection. The stack is relatively small compared with the property and set towards the side elevation. It's expected that the removal of the stack would have a negligible and neutral impact on the general character and appearance of the property. The removal would also put the two detached dwelling into more symmetric design again which can be considered as an enhancement of the street scene.
7.1 For the reasons that the proposal is considered to comply with GP2 of the Strategic Plan, it is recommended for an approval. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 09.03.2020 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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