17 February 2023 · Delegated - Principal Planner (Chris Balmer)
14, Ballakermeen Drive, Douglas, Isle Of Man, IM1 4hn
The site is a semi-detached two-storey house with a hipped roof, where the rear elevation facing east serves as the front entrance. The proposal involved changing the roof to a gable end to accommodate two pitched dormers (each approximately 2.4m wide and 2.4m high, with a 3m width), extending ground floor bay windows,…
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The officer noted a general presumption in favour of residential extensions per Strategic Plan paragraph 8.12.1, provided no adverse impacts on neighbours or area, but concluded the dormers fail this …
General Policy 2
Requires development to respect scale, character, visual amenities, and neighbouring amenity. Officer assessed dormers and roof change as failing parts b (scale/character), c (visual impact), g (neighbouring amenity) due to dominating roofscape and overbearing effect. Ground floor elements passed but roof works tipped balance to refusal.
Residential Design Guide 4.10 Dormer Extensions
Requires dormers secondary to roof size, not as wide as house or flush to ridge/eaves. Proposed dormers same height as ridge, nearly to boundary, not subordinate, unlike smaller approved precedents nearby.
no Highways Interest
no objection
Highway Services Division and Douglas Borough Council both have no objections to the application, with Highways confirming no highway interest even after amendments.
Highway Services Division
No ObjectionFrom the Planning List 3 June 2022, there is no Highways HDC interest (NHI) in: 22/00595/B
Highway Services Division
No ObjectionHighways Development Control notes the amendments on 4 January 2023 and continues to have no highway interest in this proposal.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections. 22/00595/B - Installation of second floor dormer, window alteration to South East elevation and front bay windows to be lengthened 14 Ballakermeen Drive Douglas Isle Of Man IM1 4HN
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections. 22/00595/B - Installation of second floor dormer, window alteration to South East elevation and front bay windows to be lengthened 14 Ballakermeen Drive Douglas Isle Of Man IM1 4HN
