Planning Officer Report

Planning Officer Report And Recommendations {{table:25555}}

Officer's Report

The Site

1. The application site is the curtilage of Cair Vie which is a detached single storey bungalow situated to the northern side of the Ramsey Road. There are a number of residential properties to the rear and to the sides.

The Proposal

1. The application seeks approval for the installation of a flue this would project out of the rear roof slope by approximately 0.4m, 0.3m of the flue would be visible from the front of the property.

Plannign History

1. There have been applications for this site, however none of them are considered to be specifically material in the assessment of the current application.

Development Plan Policies

1. The application site is within an area zoned as "Predominantly Residential" identified on the Peel Local Plan 1989. Given the nature of the application it is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007).

1. General Policy 2

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.

Consultations

1. Peel Commissioners recommend approval.

Assessment

1. The application seeks approval for the installation of a flue. The main issues to consider in the assessment of the application are the impacts on the neighbouring properties and the impacts on the character and appearance of the street scene.
2. It is considered that the installation of a flue would not result in undue harm to the amenities of local residents as it would be approximately 20m from the closest property. It is considered that there is sufficient distance from the neighbouring properties and therefore would not have a harmful impact on the amenities of those residents.
3. In terms of the impact on the street scene, it is considered that the flue would be a modest addition to the property which would not be highly visible from the main public thoroughfares. It is therefore judged that the proposal would not have an unduly harmful impact on the character and appearance of the street scene.
4. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Peel Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 19.12.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

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

• : 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 permission relates to the installation of a flue pipe as shown in drawings Location Plan, Site Plan and H02/K12a received 20th November 2012.

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

Decision Made : Permitted Date : 28/12/12

Determining officer (delete as appropriate)

Signed : ... Anthony Holmes Senior Planning Officer

Signed : ... Michael Gallagher Director of Planning and Building Control

Signed : ... Jennifer Chance Development Control Manager