Officer Planning Report

Planning Report And Recommendations {{table:470399}} ### Considerations {{table:470397}} ### Written Representations ### Consultations {{table:470398}}

Officer's Report

The Site

The application site represents the curtilage of Kings Court apartment block on the Queens Promenade in Ramsey. This large apartment block is located to the west of Queens Promenade, south of St Pauls Church and runs parallel to the Queens Court apartments in Ramsey.

The Proposal

The proposed application seeks approval for the erection of a balcony enclosure to replace the existing enclosures and which can be fitted to any future balconies who wish to erect a balcony enclosure. The proposal would remove all existing timber frames with new uPVC frames with three tilt and turn openings.

Planning Status

The application site is within an area of “Predominantly Residential Use” identified under the Ramsey South Local Plan, which was approved by Tynwald in 1998. The Isle of Man Strategic Plan 2007 contains one policy which 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;
• (I) 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 numerous separate planning applications for balcony enclosures which have been permitted over the years which should be considered relevant in the assessment and determination of this application.

PA 90/01739/B - Design scheme for enclosure of balconies - Permitted PA 04/01844/B - Installation of two VHF antennas - Approved at Appeal

Representations

The Department of Transport Highways Division have not commented on the development. Ramsey Commissioners have no objection with the proposal.

Assessment

The proposed development respects its site and surroundings in terms of form and design. The proposal would give each elevation (inner apartments facing Queens Court and outer apartments facing the swimming pool) a more uniformed look as each of the balcony enclosures would have the same style and design as each other which would benefit the overall appearance of the apartment block.

This is collectively regarded as an improvement, as the materials and design would match and ensure that the new form would blend with each other to create a more modest apartment block.

Recommendation

For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted.

PARTY STATUS It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

The Department of Transport Highways Division

Ramsey Commissioners

Recommendation

Recommended Decision: Permitted Date of Recommendation: 30.03.2009 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 submitted Location Plan, Window Detail and Photographs all received on 17th February, 2009.

N 1. The proposed balcony enclosure may be fitted to any unenclosed balcony of Kings Court or fitted as a replacement to any balcony previously enclosed.

N 2. 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.

I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.

Decision Made : Permitted Date : 3/4/9

Signed : M M A C C Acting Senior Planning Officer

30 March 2009 09/00238/B Page 3 of 3