Officer Planning Report 10/00175/B

Application No.: 10/00175/B Applicant: Mr Ralph Bertram Cowin Proposal: Removal of a chimney Site Address: Greenbanks Mount Auldyn Ramsey Isle Of Man IM8 3PJ ### Considerations Case Officer : Mr Gary Barr Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Clerk To The Commissioners Notes :

Officer's Report

The Site

The application site represents the residential curtilage of "Greenbanks" which is an existing detached property situated along the southern boundary of the cul-de-sac of Mount Auldyn in Ramsey. The property comprises a two storey hipped roof dwelling with adjoining garage.

The Proposal

The proposed planning application is seeking approval for the removal of the eastern chimney stack.

Planning Status

The application site is located within an area of "Predominantly Residential Use" under the Ramsey Local Plan adopted by Tynwald in 1998. Within the adopted Isle of Man Strategic Plan 2007, General Policy 2 is considered relevant and 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."

Planning History

The following previous planning applications should be considered in the assessment of this current planning application:

PA 99/00933/B - Erection of conservatory - Approved at Appeal PA 00/01172/B - Widening of existing vehicle access, lowering of kerb and creation of hardstanding Permitted

Representations

The Ramsey Commissioners and the Department of Transport Highways Division have not commented on the proposal.

Assessment / Recommendation

It is acknowledged that the dwelling would appear to be disproportionate with the removal of the chimney stack; however, single chimney stacks are not alien to the locality and would not be out of keeping. It is considered that the loss of the chimney would have little adverse impact upon the character of the property or the area and on balance; this is judged not to be sufficient enough to warrant a refusal of the application.

As such, it is recommended that this planning application be permitted.

Party Status

It is considered that the following parties, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

The Department of Transport Highways Division The Ramsey Commissioners

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 24.03.2010

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 0 : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the submitted Drawing LP-01 and Photograph Sheets x4 all received on 11th February, 2010.

C 3. The roof must be finished to match the existing roof.

I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date : Signed : Senior Planning Officer