DEC Officers Report

Case Officer: Mr Edward Baker Photo Taken: Site Visit: 02.04.2014 Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is Nos. 104 and 105 Kings Court, Ramsey. The site comprises two residential flats within a large apartment block close to the sea front. Both flats are at first floor and are situated on the north side of the building.

The Proposal

1. The application seeks to enclose the external balconies with UPVC window framing.

Planning History

A large number of other flats in the building have also enclosed their exterior balconies. More recent approvals include 12/01412/B, 10/00916/B and 09/00238/B.

Planning Policy

1. The Ramsey Local Plan 1998 identifies the area as being predominantly residential.

1. The following policies in the Isle of Man Strategic Plan 2007 are considered relevant:

General Policy 1:

'The determination of matters under Part 2 (Development Control) and Part 3 (Special Controls) of the 1999 Town and Country Planning Act shall have regard to the provisions of the Development Plan and all other material considerations.'

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;

Application No.:	14/00303/B
Applicant:	Mrs Sheila Waiting
Proposal:	Enclosure of balconies
Site Address:	104 - 105 Kings Court
	Ramsey
	Isle Of Man
	IM8 1LJ

• (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.

REPRESENTATIONS

1. Ramsey Town Commissioners – no response to date.

ASSESSMENT

1. The proposal is to enclose the exterior balconies of Flats 104 and 105. Many of the other flats in the same block have had similar enclosed balconies and the proposal would be in keeping with the appearance of the building. The proposal raises no adverse impacts for neighbour amenity. Energy insulation will probably be improved which is positive in terms of energy conservation.

RECOMMENDATION

1. It is recommended that approval is granted.

PARTY STATUS

1. The following parties should be afforded interested person status:

The local authority, Ramsey Town Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.

The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) d.

Recommendation

Recommended Decision: Permitted

Conditions and Notes for Approval / Reasons and Notes for Refusal

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

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 Drawing Number 14/09/01 received on 12 March 2014.

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

Decision Made: Permitted Date: 16/4/14

Determining officer (delete as appropriate)

Signed: _________________________ Chris Balmer

Senior Planning Officer Signed: _________________________ Michael Gallagher

Director of Planning and Building Control Signed: _________________________ Jennifer Chance

Head of Development Management Head of Development Management