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Application No.: 19/00894/B Applicant: Mrs Rachel Blackwell Proposal: Installation of a flue Site Address: Ellimore St Georges Crescent Port Erin Isle Of Man IM9 6HR Planning Officer: Mr Paul Visigah Photo Taken: 27.08.2019 Site Visit: 27.08.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 04.10.2019 _________________________________________________________________
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.
This approval relates to drawing numbers 294-01 and 294-02 date stamped and received 9 August 2019. _______________________________________________________________
None _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The site is the residential curtilage of Ellimore, an existing dwelling situated at the intersection between St. Georges Crescent and Ballafurt Road, Peel. The dwelling faces west and overlooks Ballafurt Close with its side (northern) elevation looking towards the northern sections of Ballafurt Road. The property is a detached two storey dwelling with a hipped tiled
2.1 Proposed is the installation of a flue which would be attached to the northern elevation of the dwelling, continuing up to terminate 1.3m higher than the eaves, although it will be lower than the lower roof level. The flue would be built of metal and without any suggestion to the contrary, it is assumed that the flue will be a silver, metal colour. PLANNING POLICY - 3.1 The site lies within an area designated on the Area Plan for the South (Map 7)2013 as 'Residential' and the site is within a proposed Conservation Area in the Area Plan for the South
(2013). As such, the following parts of the Strategic Plan are relevant:
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."
3.2 In proposals for development in Conservation Areas, there is a requirement for it to preserve or enhance the character or appearance of the area (EP35 and PPS 1/01). - 3.3 The Department has recently published the Residential Design Guidance (July 2019) which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. This includes reference to flues as follows:
5.1.4 Before making any planning application, it is often helpful to discuss the required positioning and size of the flue required with the relevant Building Control Authority as Flues also require Building Control Consent (separate from planning approval). Details of flue sizing and positioning of the flue and installation of CO2 and heat alarms within the dwelling are all identified within the Building Regulations (Approved Document J - See 'Useful Contacts' at end
3.4 Other relevant guides for the application includes the Port Erin Draft Conservation Area Character Appraisal (2009)
As part of our work on the conservation area appraisal we have reviewed this area to ensure that it is of special architectural or historic interest. We have concluded that the area should be altered as not all of it is suitable for inclusion, while we believe that other areas should be added. Suggested alterations are detailed below. The original area includes a number of buildings which we believe should be excluded from the conservation area. These are: v. St George's Crescent; this road consists of attractive villas dating from 1908 to 1950. However, the buildings are not of significant historical interest.
3.4.2 Sections of Inspector's Report for (PA 18/00790/B) which is within a proposed Conservation Area will also serve as a guide seeing the application site is within a Proposed Port Erin Conservation Area.
'When such an area has been designated for conservation area status it is important to ensure that any future development is carefully considered with regard to its potential impact on the area. It is of particular importance to ensure that the inappropriate piecemeal developments of the past, which have whittled away at the overall character, are not replicated so as to exacerbate the negative effects of the historic inappropriate alterations already carried out'.
PLANNING HISTORY 4.1 The property has been the subject of a number of applications for alterations and extensions, none of which is relevant in the consideration of the current application.
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest in the letter dated 23 August 2019. - 5.2 Manx Utilities Authority although consulted on 15 August 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
5.3 DEFA's Arboricultural Officer although consulted on 16 August 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
5.4 Port Erin Commissioners have resolved to support the application provided that the flue meets the required regulation in a letter dated 11 September 2019.
6.2 The impact on potential impact on the area will also be assessed considering the site is located within a proposed Conservation Area. When such an area has been designated for conservation area status it is important to ensure that any future development is carefully considered with regard to its potential impact on the area. It is of particular importance to ensure that the inappropriate piecemeal developments of the past, which have whittled away at the overall character, are not replicated so as to exacerbate the negative effects of the historic inappropriate alterations already carried out.
6.2 The flue is modest in height and screened to some extent from the public view from the south and east by the existing roof structure, and is only visible when approaching the site from Ballafurt Close or when directly in front of the property on Ballafurt Road. Whilst sometimes colouring the flue can reduce its impact, in this case some of it will be visible above the roofline and therefore colouring it the same colour as the wall would not reduce the impact of the higher part. In any case the flue is not immediately adjacent to the highway and the view is only a relatively small part of the overall house that one may be looking at when approaching the property as it is situated within a narrow view between both buildings.
6.3 The flue, being on the lower part of the roof has the potential to have adverse impact on the living conditions of those in the nearby property (Clerehithe) resulting from emissions due to the proximity of the attic window on the eastern elevation of this dwelling to the installation point (the window is 2.7m away); however, since the prevailing wind direction in Peel is South west (IOM Weather Stations) the impact will be greatly diminished). Moreover, the Building Regulations will ensure that the flue operates effectively without resulting in the creation of adverse environmental conditions for the neighbouring dwelling.
In addition, the introduction of the flue will not have an unacceptable impact on the character of the proposed Conservation Area considering it will be seen largely within the backdrop of the main house. As well, its size and position on the application site will make it a modest addition when viewed from the street scene.
7.1 The flue is not considered to have any significant adverse impact on the character or appearance of the house or on the living conditions of those in any adjacent properties and is supported. 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:
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: 08.10.2019 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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