DEC Officers Report

Planning Officer Report And Recommendations {{table:68396}}

Officer's Report

1.0 The Application Site

1.1 The application site is the residential curtilage of Ellery and Greenbank, two semi-detached dwellings located on the northern side of the Bride Road in Ramsey.

1.2 The existing dwellings are finished in a pebble dash render and have a pitched roof finished with grey slate tiles. The dwellings share a chimney at the junction of the properties and both dwellings have a chimney stack on their respective roof slope.

2.0 The Proposal

2.1 This current planning application seeks approval for the removal of two rear chimney stacks on each dwelling.

2.2 There would be no replacement and the apertures would be tiled with grey slate tiles to match the existing roof of the main dwellinghouse.

3.0 Planning History

3.1 Neither dwelling has been subject of any previous planning applications that are considered materially relevant to the assessment of this current planning application.

4.0 Planning Policy

4.1 In terms of local plan policy, the application site is zoned as Predominantly Residential under the Ramsey Local Plan Order 1998.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application:

General Policy 2 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:

(a) is in accordance with the design brief in the Area Plan where there is such a brief;"

(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;
(d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
(e) does not affect adversely public views of the sea;
(f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
(g) does not affect adversely the amenity of local residents or the character of the locality;
(h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
(i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
(j) can be provided with all necessary services;
(k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
(l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
(m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
(n) is designed having due regard to best practice in reducing energy consumption."

5.0 Representations

5.1 At the time of writing there have been no written representations made regarding the current planning application.

5.0 Assessment

5.1 Chimneys can add to the character and interest to a property and their removal can sometimes raise concern. As such, it is imperative to consider the impacts of the removal of the two chimney stacks on the appearance of the two dwellings and street scene of Bride Road. 5.2 The rear chimney stacks are partially visible from Bride Road, particularly the chimney stack of Elleray as one travels north east along the highway. The existing dwellings are attractive and the chimneys do add to the character to the two properties, however, their loss is not considered to significantly affect the visual appearance of the individual property or impact upon the appearance of the street scene and as such the removal of the chimney stacks on the rear roof slope of Elleray and Greenbank is considered acceptable. 5.3 Overall, it is concluded that the planning application is in accordance with General Policy 2 of the Isle of Man Strategic Plan 2007.

6.0 Recommendation

6.1 It is recommended that the planning application be permitted.

7.0 Party Status

7.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 17.06.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals

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 Drg No. 01 and 02 and Photograph 1, 2 and 3 date stamped as received 14th May 2014.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made: Permitted Date: 20/6/14

Determining officer (delete as appropriate)

Signed: _________________________ Chris Balmer Senior Planning Officer

Signed: _________________________ Michael Gallagher Director of Planning and Building Control

Signed: _________________________ Jennifer Chance Head of Development Management

DEC Officers Report

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