DEC Officer Report

Application No.: 20/01016/B Applicant: Mr Warren Johnstone Proposal: Alterations to lower height of existing chimney stack Site Address: Regent House Upper Cronk Orry Laxey Isle Of Man IM4 7QR Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 16.10.2020 _________________________________________________________________

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. This application is considered to comply with General Policy 2 of the Strategic Plan

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 4th September 2020: o Drawing No.2004-101 Rev A _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of Regent House, Upper Cronk Orry, Laxey which is a split level bungalow with the upper level at roadside level and the lower level following the topography of the site and slopping to the south.

1.2 The property is situated to the south west of the Upper Cronk Orry cul-de-sac and is the first property to the right hand side when driving into the cul-de-sac. - 1.3 To the left hand side of the property is one chimney stack which is situated 0.35m above the main ridge height of the dwelling. THE PROPOSAL

2.1 The current planning application seeks approval to reduce the existing single chimneystack by 1.3m so that the flue will measure 7.6m from ground level. PLANNING HISTORY - 3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Laxey and Lonan Local Plan 2005, Laxey Map.

4.2 When looking at strategic plan policy the Isle of Man Strategic Plan 2016 contains two policies that are considered of specific relevance to the assessment to this application, General Policy 2 and Paragraph 8.12.1. - 4.3 General Policy 2 of the Isle of Man Strategic Plan 2016 states "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:

• 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;

4.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states, "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." - 4.5 The Residential Design Guidance 2016 is also relevant in this application of which the parts which are relevant are below in the assessment of this application.

REPRESENTATIONS

5.1 Highway Services have considered the proposal and have no objection (23.09.20).

5.2 Garff Commissioners have considered the proposal and have no objection (12.10.20). ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of the planning application are the potential impacts of the proposal on the character and appearance of Regent House and the wider street scene.

6.2 When looking at the general cul-de-sac of Upper Cronk Orry, the properties the houses whilst all having similar design features are all slightly different with most of the properties having a chimney stack or two. The Resdiential Design Guidance 2019 gives advice on chimneystacks and states " 5.1.1 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 chimneystacks 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."

6.3 Whilst the reduction of the chimneystack could be potentially noticeable to anyone entering the cul-de-sac, this notability should be minimal and it should not alter how the property is viewed as a whole and within the wider streetscene. CONCLUSION - 7.1 For the above reasons the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable. INTERESTED PERSON STATUS - 8.1 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 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. 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 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.

Decision Made : Permitted Date: 23.10.2020 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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