Officer Planning Report Recommendation

Planning Report And Recommendations {{table:4771}} ## Considerations {{table:4768}} ## Written Representations ## Consultations {{table:4769}} {{table:4770}}

Officer's Report

The Site

The site represents the existing residential dwelling Oakfield, May Hill, Ramsey, which is a part of a pair of two storey detached properties, located on the western side of Claughbane Road.

The Proposal

The application seeks approval for the removal of a chimney stack to the rear two storey outrigger.

Planning Status

The application site is located within an area identified as Predominantly Residential by the Ramsey Local Plan 1998. The site is not within a Conservation Area. General Policy 2 of the Isle of Man Strategic Plan 2007 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;

does not affect adversely the character of the surrounding landscape or townscape;

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

There have been no previous planning applications considered relevant to the assessment and determination of this application.

Representations

Ramsey Commissioners have indicated no objection to this planning application. The Department of Transport Highways Division have indicated no objection to this planning application. We have received no privately written representations in relation to this planning application.

Assessment

The removal of the rear chimney would not have a significant impact upon the character or quality of the existing property, especially as it is not overly apparent from public view.

The neighbouring property 'Hillcroft' has already undertaken the removal of the chimney from the rear outrigger, which has not had an adversely impacted upon the visual appearance of the property.

Recommendation

Overall, it is considered the proposal would comply with General Policy 2 of the Isle of Man Strategic Plan and consequently the application is recommended for an approval.

Party Status

It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Ramsey Commissioners

The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 15.04.2011

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 approval relates to the removal of a chimney stack as proposed in the submitted documents which are date-stamped 9th March 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made : Permitted Date : 3 May 2011

Signed : [Handwritten signature] Senior Planning Officer