23 February 2022 · Delegated - Head of Development Management (Stephen Butler)
26, Ballabrooie Way, Douglas, Isle Of Man, IM1 4en
The proposal at 26 Ballabrooie Way involves removing the current mono-pitched rear extension and replacing it with a larger single-storey flat-roof extension featuring a lantern rooflight, fascia to hide the flat roof and gutter, a side window, rear window, and bi-fold doors.
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The officer assessed the proposal against General Policy 2, finding it compliant as it respects the site and surroundings in scale, form, and design, without adversely affecting the character of the l…
General Policy 2
GP2 requires development in accordance with land-use zoning that respects site/surroundings in siting, layout, scale, form, design; avoids adverse impacts on landscape/townscape, amenities, and character; considers safety/security and energy efficiency. The officer tested the rear extension's single-storey flat-roof design, projection, and separation distances against these, finding full compliance as it integrates via fascia, passes amenity tests (45-degree, 10m+ separations, screening), and is in residential zoning with no public view.
General Policy 1
GP1 mandates regard to the Development Plan and material considerations. Applied as the overarching framework, with assessment confirming alignment with Area Plan residential zoning and Strategic Plan policies.
Strategic Policy 3 - To respect the character of our towns and villages
Focuses on visual design accounting for local materials, character, and identity. The flat roof with fascia was deemed to connect acceptably to the main dwelling despite contemporary style.
Environment Policy 42
Requires design reflecting local character and landscape features. Assessed positively as the extension fits the residential curtilage without public visibility.
Spatial Policy 5
New development should positively contribute to the Island's environment. The proposal was found to do so through appropriate scale and non-adverse neighbour impacts.
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.
does not object to this application (10.12.2021)
no highway interest in this application (13.12.2021)
Douglas Borough Council and DOI Highways Division both have no objections to application 21/01419/B for a ground floor extension at 26 Ballabrooie Way, Douglas.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.; 21/01419/B Ground floor extension of dwelling 26 Ballabrooie Way Douglas Isle Of Man IM1 4EN
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 13.12.2021
Highways Development Control
No ObjectionHighways Development Control notes the additions and amendments uploaded on 1 February 2022 and continues to have no highway interest in this proposal.
