Planning Officer Report

Application No.:	12/01412/B
Applicant:	Mr Bruce Carruthers
Proposal:	Erection of sun room enclosure below existing balcony
Site Address:	7 Kings Court
	Ramsey
	Isle Of Man
	IM8 1LJ

Officer's Report

The Application Site

1. The application site is the residential curtilage of 7 Kings Court, a ground floor rear apartment sited on the southern side of Kings Street, Ramsey.
2. The apartment forms part of a nine storey apartment block, situated to the east of St Pauls Square and south of the Sure Strike Bowling Complex. To the northwest of Kings Court is St Pauls Church with Queens Promenade to the east of the application site building.
3. The surrounding area is characterised by a mix of uses, predominantly shopping with leisure and worship and residential to the south of the site with Queens Court Apartments and Strand Court.

The Proposal

1. The planning application seeks the approval for the erection of a sun room enclosure below the existing balcony.
2. The proposal comprises the erection of UPVC framed units with glazing beneath an existing enclosed balcony to create an enclosed sun room to serve the ground floor apartment.
3. The proposed enclosed sun room would occupy the existing area directly beneath the first floor apartment and follow suit of the building line.

Planning History

1. The application site has been the subject of a number previous planning applications, two of which were previously approved and considered specifically material the assessment of this planning application:

PA 10/00916/B: Installation of balcony enclosure

PA 09/00238/B: Enclosure of balconies. This previous planning application referred to the whole building and had the following notes attached to the approval:

Case Officer :	Miss Melissa McKnight
Photo Taken :	15.11.2012
Site Visit :	15.11.2012
Expected Decision Level :	Officer Delegation

"The proposed balcony enclosure may be fitted to any unenclosed balcony of Kings Court or fitted as a replacement to any balcony previously enclosed.

Any other pattern or design of balcony enclosure (whether or not replacing a previous balcony enclosure) must form the subject of a separate detailed application."

Planning Policy

1. In terms of local plan policy, the application site is within an area recognised as being within Predominantly Residential use under the Ramsey Local Plan Order 1998. Map No. 2 (South). There are no policies within the written statement that accompanies the Local Plan that are considered specifically material to the assessment of this planning application.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application:

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."

Paragraph 8.12.1 states:

"As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

Representations

1. At the time of writing there have been no written representations made regarding the current planning application.

Assessment

1. Given the nature and level of development proposed it is imperative that the new proposed sun room enclosure respects the main building and does not have an adverse impact on the surrounding area.

1. The application site building has a mixture of flats with enclosed and open balconies. The majority of the flats to the rear have primarily open balconies with the majority of balconies at the front elevation having enclosed balconies. There are no flats at ground floor level either at the front or rear that have enclosed sun room/conservatory extensions erected. There is however at the rear of the building, two flats; one adjoining the application site that have erected a section of concrete walls with a trellis appearance projecting from the rear elevation acting as a boundary/dividing element between flats.

1. The proposed erection of a sun room extension is considered to be in keeping with the building given the design, form and appearance albeit it would be on the ground floor. The proposal is deemed to be a modest form of development and is not considered to cause any undue impacts on the private amenity of the local residents of Kings Court.

1. The proposal is judged to respect the main building and not considered to have an adverse impact on the surrounding area.

1. Overall it is concluded that the planning application accords to the provisions of General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007.

Recommendation

1. It is recommended that the planning application be permitted.

Party Status

1. The local authority, Ramsey Town Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 27.11.2012

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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 for the erection of sun room enclosure below existing balcony relates to drawing detailing the location plan and site plan and DRG No C/6033/1 all date stamped 22nd October 2012.

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

Decision Made : Permitted Date : 30.11.12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : _________________________ Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager