30 July 2007 · Minister for Local Government and the Environment (following Inspector's recommendation)
Isle Of Man Breweries, Britannia Hotel, 1, Waterloo Road, Ramsey, Isle Of Man, IM8 1dr
The proposal involved relocating an existing kitchen extraction duct from the gable wall to project vertically 1 metre from the rear roof slope of a two-storey end-terrace commercial takeaway unit on a prominent corner site.
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The initial officer report refused permission because the 1m high vertical duct would project above the roof ridge, creating a detrimental visual impact in the prominent corner location visible from A…
Environment Policy 35
Requires development in Conservation Areas to preserve or enhance character/appearance and protect special features from inappropriate development. Officer assessed the duct's projection above ridge as harmful in prominent location; Inspector found it acceptable as improvement over stained existing setup, with chimneys common in area.
Time limit
The development hereby permitted shall commence before the expiration of 4 years from the date of this notice.
Approved plans
This approval relates to documents 00222/1 to 3 as submitted on 5 February 2007.
Duct specifications
The vent hereby permitted shall not project by more than 1.0m from the roof slope of No 1 Waterloo Road, and its diameter shall not exceed 0.5m.
No objection
No objection to the proposal; preferable to existing wall discharge; suggested false chimney could enhance appearance
No objection (consulted, no adverse notes)
Ramsey Town Commissioners have no objection to the relocation of the existing kitchen extraction duct at Waterloo Road, Ramsey.
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners considered the above application at their meeting on Wednesday 21st February, 2007 and have no objection to the proposal.
The original application to relocate an existing kitchen extraction duct from the gable wall to a vertical projection on the rear roof slope at 1 Waterloo Road, Ramsey, was refused due to its detrimental impact on the Conservation Area under Environment Policy 35. The appellant argued the current duct causes persistent grease staining, health/safety issues, high cleaning costs, and non-compliance with hygiene requirements, supported by the installer's recommendation and lack of objections. The Council defended the refusal citing visual harm from the duct's prominence. The inspector concluded the existing stained vent is an eyesore, the proposal would eradicate stains and improve amenity despite some conspicuousness, and it fits with local chimneys, recommending allowance subject to conditions limiting projection and diameter.
Precedent Value
This appeal shows inspectors prioritise practical improvements removing existing Conservation Area harm (e.g., functional defects causing staining) over minor new visual intrusions, especially with local support and no public objections. Applicants should document current problems thoroughly and secure third-party endorsements.
