Officer Report

Application No.: 15/00595/B Applicant: Mr Peter Quayle Proposal: Installation of glazing to enclose existing balcony Site Address: 1 Bradda Court Bradda Road Port Erin Isle Of Man IM9 6PQ Case Officer : Miss Melissa McKnight Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Flat 1 Bradda Court, a ground floor flat within a two storey apartment block that is located on the south eastern side of Bradda Road, Port Erin.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the installation of two double glazed windows to enclose the existing balcony.

3.0 PLANNING HISTORY - 3.1 Flat 1 has not been the subject of any other previous planning applications. Flat 8, PA 98/00736/B, Flat 4, 99/00831/B, and Flat 2, PA 92/00275/B have previously been granted planning permission to enclose their balcony with similar or identical glazing to what is proposed under this scheme.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is in an area zoned as Residential under the Area Plan for the South 2013. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that 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;
• (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 Port Erin Commissioners support the planning application (17/06/2015).

6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of the application are the impact of the development upon the character and appearance of the building as viewed within the street scene. - 6.2 The development contained within the current planning application is considered to be modest in scale and is not judged to adversely affect the visual appearance of the application building within the street scene. - 6.3 The proposal would be identical to Flat 2 and a number of other flats that have benefited from very similar development. The materials would match the existing windows of the property which is judged to be appropriate.

7.0 RECOMMENDATION - 7.1 For the reasons set out above it is recommended that the planning application be permitted.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) 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;

• (d) The Highways Division of the Department of Infrastructure; and
• (e) The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation:

01.07.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : Notes attached to refusals

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.

This approval relates to Location Plan, Existing Balcony, Proposed South Elevation, Proposed Window Dimensions and 5 x Photographs showing the existing balcony and other balconies forming part of Bradda Court all date stamped as received on 27th May 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date; 02.07.2015 Determining officer

Signed :………S CORLETT….. Sarah Corlett Senior Planning Officer