Officer Report

Application No.: 16/01335/B Applicant: Miss Voirrey Corkhill Proposal: Installation of pvc framed glazed enclosures to two balconies. Site Address: 404/405 Kings Court Ramsey Isle Of Man IM8 1LN Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The application site represents the curtilage of Kings Court, which is a large apartment block located off Queens Promenade in Ramsey. - 1.2 Kings Court is the northernmost and larger of the two large apartment blocks which dominate this part of Ramsey (Queens Court is the other). The apartment blocks were constructed following the demolition and subsequent redevelopment of south Ramsey during the 1960s and 1970s. - 1.3 The apartments which are subject to this current application are numbers 404 and 405. These are located on the 4th floor on the north elevation of the block.

2.0 PLANNING HISTORY - 2.1 In Kings Court, a previous planning approval (09/00238/B) allowed glazing to be installed in any of the apartments' balconies, thereby enclosing the balcony area. The style of the windows has to be the same as that permitted under the application, or a separate planning permission is required. As more than one apartment has installed such windows, that approval will remain extant. - 2.2 There has also been an approved application (14/00303/B) for the enclosure of balconies to the two apartments (404 & 405). The differences being the new proposals have three window openings, whilst the previous approval did not have any opening windows.

3.0 THE PROPOSAL - 3.1 The application seeks approval for enclosure of existing balcony with uPVC glazing, replacing the existing low-level glazing.

4.0 DEVELOPMENT PLAN POLICIES - 4.1 The application site is located within an area designated as Predominantly Residential Use on the Ramsey Local Plan Order 1998, Map No. 2 (South). The site is not within the Ramsey Conservation Area. - 4.2 Due to the designated of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:-

4.3 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:

• (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."

5.0 REPRESENTATIONS - 5.1 Highway Services within the Department of Infrastructure consider the proposal has no highway safety implications (19.10.2015).

6.0 ASSESSMENT - 6.1 General Policy 2 from the Strategic Plan supports in principle the installation of replacement windows, so long as this would not adversely affect the character of the property or the character of the surrounding area in general. - 6.2 The property is a large 1970's apartment block. Each apartment has a balcony and many of these are enclosed. This is also the case in the nearby Queens Court. The proposed windows would replicate similar enclosed balconies in the immediate vicinity, although there is no overall uniform style. It is therefore considered that the proposal would be no adverse effects on the character of Kings Court. Given the above, it is therefore considered that there would be no adverse effects on the character of the surrounding area in general.

7.0 RECOMMENDATION - 7.1 Overall, it is considered that the proposal would comply with General Policy 2 and it is therefore recommended that the application be approved.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• o The applicant, or if there is one, the applicant's agent;

• o The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• o Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material , in this case, Department of Infrastructure Highway Services and
• o The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 04.01.2017 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to the submitted documents and drawings all received on 2nd December 2016.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 05.01.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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