Officer Planning Report

Planning Report And Recommendations {{table:5198}} ### Considerations {{table:5195}} ### Written Representations None received at time of drafting report ### Consultations {{table:5196}} {{table:5197}}

Officer's Report

The Site

The site represents the existing residential dwelling 10 Marine Gardens, Ramsey, which is a part of a row of two storey terraced properties, located on the southern side of Marine Gardens and southwest of Queens Promenade.

The Proposal

The application seeks approval for the enclosure of external rear balcony with the installation of uPVC glazing.

Planning Status

The application site is located within an area identified as Predominantly Residential by the Ramsey Local Plan 1998. The site is not within a Conservation Area. General Policy 2 of the Isle of Man Strategic Plan 2007 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;

does not affect adversely the character of the surrounding landscape or townscape;

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."

Planning History

The previous planning application is considered relevant to the assessment and determination of this application:-

Enclosure of first floor balcony - 03/01138/B - APPROVED

Representations

The Planning Authority has received no privately written representations in relation to this planning application.

Assessment

The installation of three uPVC windows and a uPVC door to enclose the existing balcony area would not have a significant impact upon the character or quality of the existing property.

Furthermore, given the relatively small nature of the development, the proposal would have no significant impacts upon any neighbouring residential amenity, which have undertaken similar developments.

Recommendation

Overall, it is considered the proposal would comply with General Policy 2 of the Isle of Man Strategic Plan and consequently the application is recommended for an approval.

It should be noted that this report was written on the day of the expiry dated (21.04.11). Therefore should further representations be received on the same day, these comments and the application will be required to be re-considered.

Party Status

It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Ramsey Commissioners

The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 21.04.2011

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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 permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the enclosure of external rear balcony as proposed in the submitted documents and drawings 2011.PL01 A all received on 24th March 2011.

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

Decision Made: Permitted Date: 26/7/11

Signed: _________________________ Michael Gallagher Director of Planning and Building Control Delete as appropriate

Signed: _________________________ Jennifer Chance Development Control Manager