97479

==== PAGE 1 ====

                                      23/00986/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00986/B Applicant : COA Properties Ltd Proposal : Replace the existing balcony guard rails to the first and second floors of the Station Road elevation to the above apartment complex. Balconies to be changed from timber guardrail to glass with stainless steel handrail Site Address : Cherry Orchard Apartments Bridson Street Port Erin Isle Of Man IM9 6AN

Planning Officer: Miss Lucy Kinrade Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 22.11.2023 __

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

C 2. For the avoidance of doubt this approval relates only to the replacement of the timber balconies facing Station Road and there shall be no change to any openings or projections of those balconies.

Reason: the application has been assessed on this basis only in the interest of visual and neighbouring amenity.

This application has been recommended for approval for the following reason. The works are considered to have an acceptable visual and amenity impact in line with General Policy 2 (b, c, g) of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This approval relates to the following information:

Drawing number C 014

==== PAGE 2 ====

                                      23/00986/B                                     Page  2  of  3

Covering Letter

• both date received 23/08/2023

Drawing number C 051 Drawing number C 061 Rev A

• both date received 27/10/2023

and emails from the agent dated 26/10/2023 and 30/10/2023

__

Interested Person Status - Additional Persons

None __

Officer’s Report

APPLICATION SITE 1.1 The site relates to part of the Cherry Orchard, Port Erin.

PROPOSAL 2.1 Proposed is the replacement of the Station Road elevation timber balcony balustrades with new glazed balustrades across both the first and second floors.

PLANNING HISTORY 3.1 The building has been subject to a number of applications over many years, most recently it was approved at appeal for conversion of 25 tourist units into residential use, although this application is not materially relevant in this case.

PLANNING POLICY 4.0 The site is recognised as being Tourism (Hotel) on the Area Plan for the South 2013. Given the nature of the proposed works being for physical changes to the balconies only that the most relevant policy in its assessment would be General Policy 2 specifically parts b, c and g in terms of visual and neighbouring amenity.

REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. 5.1 Port Erin Commissioners - in support (13/09/2023).

5.2 Department of Infrastructure Highway Services - No highways interest (02/09/2023)

ASSESSMENT 6.1 The existing building is not traditional and the property is not within a conservation area nor a registered building. There are a number of existing timber balconies throughout the entire building although the current application seeks only to change those balconies facing Station Road from timber to glazed balustrades.

6.2 Further information was sought from the agent in seeking to clarify if there was to be any cantilevered projection given some of the annotation on the plans and there being no existing or proposed side elevation or floor plan drawings.

6.3 Additional information provided by the agent clarifies there will be no projections beyond the existing arrangement. In this respect there will be no increased amenity or overlooking impacts beyond the existing balcony areas on any neighbouring properties.

==== PAGE 3 ====

                                      23/00986/B                                     Page  3  of  3

6.4 In terms of visual impact, the proposed glazing will present quite a visual change from Station Road and given this elevation is read somewhat in isolation compared with the other elevations the fact that other balconies remain in timber will not be so at odds. The building is of a style and age which is capable of accommodating the balcony changes without any adverse visual impact or detracting from the streetscene, in fact it could be seen by some to offer a degree of regeneration and upkeep to this aging building and working towards improving its overall appearance.

CONCLUSION 7.1 The application has acceptable visual and amenity impacts and accords with General Policy 2 (b, c, g) of the IOM Strategic Plan 2016.

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 : 27.11.2023

Determining officer Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.