Officer Report

Application No.: 25/90871/B Applicant: Abbey Properties Ltd Proposal: Replacement of balcony balustrades to apartments 109, 113, 114, 212, 214 and 305 Site Address: Queens Court Ramsey Isle Of Man IM8 1LQ Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 28.10.2025 _________________________________________________________________

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 the proposal would comply with General Policy 2 of the Isle Of Man Strategic Plan 2016, Residential Design Guide 2021 and the Ramsey Local Plan, not having any significant public or private amenities.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 25.09.2025.

_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Local Authority - No Objection

_________________________________________________________________ Officer’s Report

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 apartments which are subject to this current application are Nrs 109, 103, 114, 212, 214 and 305. These are is located on the first, second and third floors on the north and south elevations of the block.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the installation of replacement balcony balustrades. Generally in appearance/design they will match the existing, albeit with an increased height from 0.9m to 1.1m.

3.0 PLANNING HISTORY - 3.1 There many other apartments in Queens Court also have enclosed balconies (none for replacement of existing 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 PA 25/90384/B, apartment 302 - 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;

• (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 Ramsey Commissioners do not object (16.10.2025).

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 now enclosed, albeit the proposals are not, rather being the original balconies with balustrades which are not enclosed. This is also the case in the nearby Kings Court. The proposed replacement balustrades would replicate the existing, albeit with a modest increased height to meet Building Regulations. 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.

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 the Ramsey Local Plan, 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:

• 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.

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: 05.11.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

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