26 January 2026 · Delegated - Head of Development Management (A Morgan, Interim Director of Planning and Building Control)
115, King Edward Road, Onchan, Isle Of Man, IM3 2ax
The proposal involves adding a new 7.4m wide by 2.6m deep balcony at second floor level with 1.1m high frameless glass balustrade, directly above the existing first floor balcony, and replacing the first floor balustrade with a similar frameless glass design.
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The officer assessed that the first floor balustrade replacement 'would have no significant impact upon either the character and appearance of the area or the living conditions of neighbouring occupie…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design (b), not adversely affect townscape character (c), and not harm neighbour amenity/locality character (g). Officer assessed balconies respect host property symmetry, fit streetscene of glazed features/sea views, and cause no significant overlooking harm beyond existing, thus compliant.
Strategic Policy 3b
Concerns protection of local character/environment. Proposal complies as it respects character/appearance without detriment.
Spatial Policy 5
Protection of environment. Bird strike addressed by condition, no adverse wildlife impact.
Environment Policy 4
Prohibits development adversely affecting protected species. Consultee concerns on bird strike to Schedule 1 species mitigated by condition requiring film on new balustrade.
Time limit
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.
Bird strike mitigation
Within six months of the installation of the second floor balcony hereby approved "BirdShade" window film as shown in the submitted details dated 8 December 2025 shall be applied to the glazed balustrade unless details of alternative film are first submitted to and approved in writing by the Department. The development shall be carried out in accordance with the approved details and retained and maintained thereafter. Reason: In the interests of preventing birds from striking the glass.
Recommendation for approval
Condition requiring bird strike measures on second floor appropriate; recommend consideration for first floor
Agent response to Manx Wildlife Trust consultation comments on birdstrike risks from proposed glass balustrades, offering to accept a condition for mitigation measures if required.
Key concern: birdstrike risk to Wildlife Act 1990 Schedule 1 protected birds from frameless glass balustrades
Manx Wildlife Trust
Conditional No ObjectionManx Wildlife Trust request details of what birdstrike mitigation measures will be included in these proposals; Approval of any development which poses an identified risk to Schedule 1 birds, without suitable mitigation, is contrary to Environment Policy 4 of the Isle of Man Strategic Plan; the applicant is happy to accept a condition which requires that details of the measures to be taken to prevent bird strike are approved prior to the installation of any new balustrade
Conditions requested: details of the measures to be taken to prevent bird strike are approved prior to the installation of any new balustrade
