Officer Report

Application No.: 15/01270/B Applicant: Mr & Mrs Raymond Thomas Proposal: Installation of glazed pvc framed enclosure to existing balcony Site Address: 803 Kings Court Ramsey Isle Of Man IM8 1LP Case Officer : Mr Jason Singleton 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 largest 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 apartment which is subject to this current application is number 803. This is located on the 8th floor on the north elevation of the block overlooking the bowling alley on Dale Street.

2.0 PLANNING HISTORY - 2.1 In Kings Court, a previous planning approval (09/00238/B) allows 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.

3.0 THE PROPOSAL - 3.1 The application seeks approval for enclosure of existing balcony with uPVC glazing, replacing the existing low-level glazing. It is not immediately clear if the glazing proposed here matches exactly that for which planning approval already exists, and hence the application does require assessment.

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 zoning of the site, and the nature of the proposed development, General Policy 2 of the Strategic Plan is relevant.

• (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 (g) does not affect adversely the amenity of local residents or the character of the locality;

5.0 REPRESENTATIONS - 5.1 Highway Services within the Department of Infrastructure consider the proposal as no highway safety implications (24.11.2015).

- 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, 1970s apartment block. Each apartment has a balcony and many of these are enclosed - on the left-hand side of the building, indeed, more are enclosed than not. This is also the case in the adjacent Queens Court. The proposed windows would replicate similar enclosed balconies in the immediate vicinity, although there is no uniform style. The proposal is judged, in this context, to represent an improvement over the existing situation.

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, which in this case includes the Highways Division of the Department of Infrastructure, and
• o The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation: 22.12.2015 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.

The development hereby approved relates to plan 164/39/3, date-stamped as having been received 20th November 2015.

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: 24.12.2015

Determining officer

Signed : C BALMER Chris Balmer Senior Planning Officer

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