DEC Officer Report

Application No.: 20/01298/B Applicant: Mr Martin & Mrs Janet Bell Proposal: Enclosure of balcony (retrospective) Site Address: 206 Kings Court Ramsey Isle Of Man IM8 1LL Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.01.2021 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

NA This application has been recommended for approval for the following reason. It is considered that the proposal would comply with General Policy 2 and have no adverse impact on public or private amenities. Plans/Drawings/Information;

This approval relates to the submitted documents and drawings 1562.1 all received on 2nd December 2020. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

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 apartment which is subject to this current application is located on the 2nd 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 (16/01335/B) for the enclosure of balconies to the two apartments (404 & 405) and (15/01270/B) for the enclosure of balcony 803 Kings Court.

3.0 THE PROPOSAL - 3.1 The application seeks approval for the enclosing of Balcony (retrospective) with glazing and uPVC framing.

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 (11.12.2020).

5.2 Ramsey Commissioners do not object (21.12.2020).

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 CONCLUSION 7.1 Overall, it is considered that the proposal would comply with General Policy 2 and have no adverse impact to public or private amenities 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) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 14.01.2021 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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