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Case Officer: Mr Chris Balmer Photo Taken: 14.10.2013 Site Visit: 14.10.2013 Expected Decision Level: Planning Committee
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE DEVELOPMENT CONTROL MANAGER
1.1 The application site represents the curtilage of 26 Main Road, Kirk Michael, which is a traditional two storey property which was last used as the Isle of Man Bank. The site is located on a corner plot, with Main Road to the east and Station road to the south of the site.
1.2 Fronting the property is an area of hardstanding which has direct access onto Main Road. To the rear of the building there is also a further area of hardstanding, as well as bin stores and a small section of landscaping. To either side of the building are areas of landscaping (lawned areas).
2.1 The application seeks approval for the removal of chimney stack to the rear elevation which is situation within the central of the roof plain. The two chimney stacks either side of the central rear chimney would remain.
2.2 The reasoning for making this submission is due to this chimney no longer being required or used. It was once connected to the coal fuelled boiler in the basement which has now been removed. Furthermore, the stack which runs all the way down through the building to the basement also takes a sizeable amount of useable space internally, and its removal will allow the occupants to create an unobstructed workshop space.
3.1 The application site is located within an area specifically identified as "Bank" by the Kirk Michael Local Plan. The proposal site is also within the Kirk Michael Conservation Area and is also potentially being considered for Registration.
3.2 Due to the nature of the proposed works and its siting the following planning policies are relevant:
3.3 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:
| Application No.: | 13/91142/B |
| Applicant: | Sub Aquatic Technical Systems Ltd |
| Proposal: | Removal of chimney stack |
| Site Address: | Former Isle Of Man Bank Premises |
| Main Road | |
| Kirk Michael | |
| Isle Of Man | |
| IM6 1AD |
3.5 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
4.1 Whilst there have been a number of previous planning applications on this site, only a single application is considered relevant in the assessment and determination of this application; 4.2 Change of use of former bank premises to light industrial, research and development and creation of additional parking spaces - 13/00684/C - APPROVED
5.1 Michael Commissioners request deferment of the below application until there meeting on Wednesday 6 November 2013. 5.2 DOI Highways Division do not oppose. 5.3 No other representations have been received.
6.1 The main issue to consider in the assessment of the application is the impact on the character and appearance of the Kirk Michael Conservation Area by the proposed works. 6.2 The Planning Authority has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2007). This policy indicates that development within Conservation Areas will only be permitted if they would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. 6.3 Visiting the site and surrounding area, the main views of the chimney proposed to be removed are to the west of the site, mainly along Station Road and the adjacent public car park. From Main Road, the chimney is much less apparent and most locations is screened from view by the existing side chimneys and the roof. Where it is apparent only the upper part of the chimney pots are apparent. 6.4 It is considered the removal of the rear central chimney would not have an adverse impact upon the property or the Conservation Area. Concern would have been raised if the two side chimneys where also proposed to be removed, but given the scheme proposes to retain these, it is considered the property will retain its character and quality, and arguably the removal of the central chimney would improve the appearance. Therefore it is considered the proposal preserves the character or appearance of the Area. 6.5 The Conservation Officer has considered the application and shares the views as indicated within this report.
7.1 Overall, it is considered the proposal would comply with Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2007) as they would nethe preserve nor enhance
the character or appearance of the Area and would be detrimental to the Conservation Area and to the individual property. Accordingly it is recommended that the application be refused.
8.1 In conclusion, for the reasons indicated it is considered the proposals would comply with the relevant policies of the Isle of Man Strategic Plan and therefore recommended that the application be approved.
9.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e) and should be afforded interested party status:
Michael Commissioners DOI Highways Division
Recommended Decision: Permitted
Date of 02.11.2013
Recommendation:
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. The development hereby permitted shall not be carried out except in full accordance with the submitted documents and the following plans KMB1 and KMB2 all received on 20th September 2013.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Signed : Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
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