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25/90384/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90384/B Applicant : Mr & Mrs Stuart & Tess Bates Proposal : Installation of glazing to enclose balcony Site Address : 302 Queens Court Ramsey Isle Of Man IM8 1LF
Principal Planner: Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 30.06.2025 __
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.
This application has been recommended for approval for the following reason. Overall, it is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (2016) and the Residential Design Guide 2021 having no significant impacts upon public or private amenities and for the reasons set out in this report.
Plans/Drawings/Information;
This approval relates to the submitted documents and drawings all received on 30.05.2025. __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
Ramsey Commissioners - No objection
It is recommended that the owners/occupiers of the following properties NOT should be given the Right to Appeal because:
The owners/occupiers of 202 Queens Court, Ramsey - Objection does not relate to material planning considerations __ Officer’s Report
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25/90384/B
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1.0 THE SITE 1.1 The application site represents the curtilage of Queens Court, a large apartment block which is located off Queens Promenade, Ramsey.
1.2 Queens Court is the southernmost and smallest of the two large apartment blocks which dominate this part of Ramsey (Kings Court is the other). The apartment blocks were constructed following the demolition and subsequent redevelopment of south Ramsey during the 1960's and 1970's.
1.3 The apartment which is subject to this current application is number 302. This is located on the fourth floor on the north elevation of the block.
2.0 THE PROPOSAL 2.1 The application seeks approval for the installation of glazing to enclose balcony.
3.0 PLANNING HISTORY 3.1 There are no previous planning applications for apartment no. 302 Queens Court. However, many other apartments in Queens Court also have enclosed balconies and the following previous planning applications indicate which other apartments have been given approval to enclose their balconies in the last 10 years (since June 2001): PA 03/00262/B, apartment 307 PA 03/00686/B, apartment 308 PA 05/00689/B, apartment 204 PA 05/01734/B, apartment 203 PA 11/00657/B, apartment 310 PA 14/00103/B, apartment 106
3.2 In Kings Court, the nearby apartment block, a previous planning approval allows windows to be installed to any apartment thereby enclosing the balcony area, without the need for a separate approval. The style of the windows has to be the same as that permitted under the application, or a separate planning permission is required. However, no such block approval covers the balconies on Queens Court, which is subject to this current application. This application for Kings Court is as follows: 09/00238/B - Permitted 08.04.09 Enclosure of balconies. Kings Court, Ramsey. N1. The proposed balcony enclosure may be fitted to any unenclosed balcony of Kings Court or fitted as a replacement to any balcony previously enclosed. N2. 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.
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 located 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;
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(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."
4.4 Residential Design Guide 2021
5.0 CONSULTATIONS 5.1 The owners/occupiers of 202 Queens Court, Ramsey have raised concerns with the application commenting (16.06.2025); "We are residents of Flat 202, directly beneath Flat 302. Mr and Mrs Bates began renovations on their one-bedroom flat in February 2024. During that month, and again from November 2024 through to the present time, the noise levels have been extremely difficult to live with. They knocked down all their walls and then put them back up again. The noise is unforgivable, they are surrounded by the old and the sick.
We are concerned about the next phase of their schemes - the enclosure of their balcony - and the impact it may have over the summer months.
My husband is ill with incurable cancer. He was hoping to spend time on our balcony during the summer, enjoying the sunshine and looking after the plants he recently bought. Prolonged building work above us would make this extremely difficult, both due to the disturbance and because there is no soundproofing between flats - everything can be heard.
We understand that other firms in the complex have enclosed balconies within 48 hours. Can the committee ensure this work is completed within a reasonable and limited time frame rather than spending months doing a simple job, also that working hours be restricted to avoid early mornings and weekends. Many residents here, including my husband and myself are elderly or unwell, and the extended disruption has a real and harmful impact. When you are ill you can not easily remove yourself from the flat or the noise, which can be extreme."
6.0 ASSESSMENT 6.1 General Policy 2 from the Strategic Plan allows the installation of replacement windows, so long as the development does 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 Kings 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 Queens Court. Given the above, it is therefore considered that there would be no adverse effects on the character of the surrounding area in general.
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Other Matters 6.3 Concerns of the neighbouring property (below application site) are noted and understandable. However, from a planning perspective construction impacts are not material planning matters that can be considered. Further, even if they were only the matters associated with this current application (installation of glazing) could be considered. The internal works that have/are being undertaken do not need planning approval and therefore any impacts associated with them are outside the planning remit. However, the Department has sought comments from the applicant's agent on this matter, namely the timescales for when the works could be completed. They advise that the installation of the glazing to the balcony should not take more than about two days. There will be scaffolding erect 3 days before the job commences and then afterwards. The applicants have advised that they also proposes to refurbished the space once the windows are installed; albeit these do not require planning approval (internal works).
7.0 RECOMMENDATION 7.1 Overall, it is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (2016) and the Residential Design Guide 2021 having no significant impacts upon public or private amenities and for the reasons set out in this report, it is recommended that the application be approved.
7.0 CONCLUSION 7.1 Overall, it is considered the proposal would comply with General Policy 2 of the Isle Of Man Strategic Plan 2016, Residential Design Guide 2021 and Area Plan for the South 2013, not having any significant public or private amenities and therefore it is recommended that the application be approved.
8.0 Right to Appeal and Right to Give Evidence 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal. __
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I can confirm that this decision has been made by a Principal Planner 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 and/or rights to appeal.
Decision Made : Permitted
Date: 03.07.2025
Determining Officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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