Consultation 1 DEFA Environmental Health
From: Slack, Chloe To: DEFA, Planning Subject: 25/00216/CON Date: 04 March 2025 12:09:17 Attachments: image001.png
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Dear planning, Please see below comments in relation to the above planning application.
Proposal:
Registered Building Consent for installation of multi-fuel stove in waiting room fireplace, replacement of sub-floor and installation of slate hearth within station master's office, and installation of timber sheeting to goods shed ceiling RB 257
Site Address:
Castletown Railway Station Station Road Castletown Isle Of Man IM9 1EF
Department:
Department of Environment, Food & Agriculture (DEFA)
Section:
Environmental Health Unit
Officer/Title:
Chloe Slack Environmental Health Officer
Contact Number:
685894
General Stance:
Please note this opinion is based on the plans provided for the planning application and a site visit has not been carried out.
We do not object to the proposal. The plans do not appear to indicate an obvious risk of a smoke nuisance, however the following should be considered;
- Building Regulations do not consider the potential impacts that the products of combustion from solid fuel appliances can have on neighbouring premises. Compliance with building control requirements may not, therefore, be sufficient to prevent smoke nuisance being caused to neighbouring premises.
- Ensuring that flues discharge at a height that allows products of combustion to disperse upwards into the atmosphere, and not back down to the ground or towards neighbouring properties, is the main method of preventing smoke nuisance.
- Factors that may affect the likelihood of a nuisance occurring include:
The topography of the surrounding land.
The height of neighbouring premises in relation to the termination of a flue.
Construction characteristics of neighbouring properties, e.g. trickle vents in windows and ventilated soffits that provide ventilation to ‘cold roofs’.
Local wind patterns/the prevailing wind direction. The Isle of Man is often windy and is classified in Approved Document C as being a severe/very severe exposure zone for driving rain.
Localised effects on the movement of air around buildings, e.g. the formation of eddies can draw smoke towards the ground/ impede its dispersal into the atmosphere above.
- It may not be possible/ practicable in all circumstances to install a flue that discharges smoke at a height that won’t cause a nuisance to neighbouring premises.
- Other factors that can affect the impact of smoke on neighbouring premises include:
Fuel quality - wet/ damp wood produces more smoke than well-seasoned/dried wood. The burning of rubbish on a fire, particularly plastics, produces particularly pungent smoke and should generally be avoided. Insufficient airflow – this can cause fuel to smoulder and produce excessive smoke. Cowls fitted to the termination of a flue.
The installation of solid fuel stoves/burners is not a necessity in properties with modern heating systems. Where complaints are received concerning a smoke nuisance the matter could be investigated and, where complaints are found to be justified, formal action taken requiring the abatement of the nuisance. Therefore it is recommended that the above matters are considered at this stage to reduce the likelihood of any undue impact on neighbouring premises, and the potential requirement for alterations at a later date.
Kind regards, Chloe
Chloe Slack BSc(Hons) MSc MCIEH
Environmental Health Officer Environmental Health Unit, Regulation Directorate Department of Environment, Food & Agriculture Thie Slieau Whallian, Foxdale Road, St Johns, Isle of Man, IM4 3AS Tel: 01624 685894 Email: [email protected]
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