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Application No.: 25/90451/B Applicant: Miss Nicola Kennaugh Proposal: Removal of two chimney stacks (retrospective) Site Address: 84 Highfield Crescent Onchan Isle Of Man IM3 3BS Senior Planning Officer: Mrs Louise Phillips Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 16.06.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
This application has been recommended for approval for the following reason.
The proposed development causes no harm to the character and appearance of the host property or wider area and, consequently, it complies with the relevant policies of the development plan.
Plans/Drawings/Information; This approval relates to the following drawing numbers:
Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: o Onchan Commissioners - No objection.
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application relates to a detached bungalow on a corner plot at the junction of Highfield Crescent and Seafield Crescent, residential streets in Onchan.
2.0 THE PROPOSAL - 2.1 The proposed development is the removal of two chimney stacks from the roof. The work has already been carried out.
3.0 PLANNING POLICY Site Specific - 3.1 The site is not within a Conservation Area; it is not at risk of flooding; and there are no Registered Buildings, Registered Trees or Registered Tree Areas in the vicinity. Area Plan for the East 2020 - 3.2 The site is within the Settlement Boundary of Onchan, in a Predominantly Residential Area. Isle of Man Strategic Plan 2016 - 3.3 Strategic Policies 3(b) and 5 concern the protection of local character and the environment. - 3.4 General Policy 2 provides that development in accordance with land use zoning and other relevant proposals and policies of the Development Plan will normally be permitted subject to certain criteria, including those below which are relevant to this proposal. The development should:
4.0 OTHER MATERIAL CONSIDERATIONS - 4.1 There are no other significant material considerations in this case.
5.0 PLANNING HISTORY - 5.1 There is no planning history for this property.
6.0 REPRESENTATIONS - 6.1 Onchan Commissioners - recommend approval (22/05/25): "The Board of Onchan District Commissioners would recommend that the application be APPROVED for planning purposes only". - 6.2 Highways Services was consulted on 1 May 2025 and has not made comments at the time of drafting this report.
7.0 ASSESSMENT - 7.1 The application site is in a location where the proposed development is acceptable in principle, subject to compliance with other relevant criteria. The main issue is its effect upon the character and appearance of the host property and wider area. - 7.2 Highfield Crescent and adjacent Seafield Crescent are composed primarily of detached bungalows and chalet style dwellings. They are of complimentary but varied styles and have different design features and finishes. Whilst many have chimneys, plenty do not and so the removal of the chimney stacks from the application property do not make it stand out from the
8.0 CONCLUSION - 8.1 For the reasons given above, the development would protect the character and appearance of the host property and wider area and so it would comply with the relevant policies of the Development Plan. It is therefore recommended for approval.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 9.2 Article A10 sets out that the right to appeal is available to:
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status, and/or rights to appeal.
Decision Made : Permitted Date : 17.06.2025 Determining Officer
Signed : S BUTLER Stephen Butler Head of Development Management
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