Loading document...
==== PAGE 1 ====
22/00595/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00595/B Applicant : Mr Felipe & Mrs Clarisse Ceotto Proposal : Installation of second floor dormer, window alteration to South East elevation and front bay windows to be lengthened Site Address : 14 Ballakermeen Drive Douglas Isle Of Man IM1 4HN
Planning Officer: Mrs Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Refused Date of Recommendation: 16.02.2023 __
Reasons for Refusal
R : Reasons for Refusal O : Notes attached to reasons
R 1. By reason of the size, scale, mass and design of the proposed dormers and new roof design the proposal result in an unacceptable adverse visual impact and overbearing impact on the rear roof slope contrary to parts b, c, g of General Policy 2 of the Isle of Man Strategic Plan 2016, and contrary to the principles set out in 4.10 of the Residential Design Guide 2021. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE
1.1 The application site is within the curtilage of 14 Ballakermeen Drive, Douglas which is a semi-detached two storey property situated to the South West of Ballakermeen Drive.
1.2 The existing property currently has a hipped roof and whilst the front elevation faces West, the rear elevation which faces East, is used as a front entrance.
1.3 The properties along Ballakermeen Avenue are situated at a slightly higher elevation than Ballakermeen Drive, of which the properties garages are situated between the rear gardens of
==== PAGE 2 ====
22/00595/B Page 2 of 5
Ballakermeen Avenue to the East of the property and the properties along Ballakermeen Drive, which creates a buffer.
THE PROPOSAL
2.1 The current planning application seeks approval for the alteration to the existing hipped roof to create a gable end roof to facilitate the installation of two pitched roof dormers which measure approximately 2.4m wide, with an approximate height of 2.4m, with a width of 3m.
2.2 The proposal also includes the alteration of extending the windows within the ground floor bay window and the removal of two windows to the South elevation and installation of a new wide kitchen window and a window within the propped new gable end.
PLANNING HISTORY
3.1 Whilst there are no applications upon the site which are relevant in the assessment of this application, it is relevant to note the applications for similar works to the surrounding area, notably, PA04/00808/B - 14 Ballakermeen Avenue - Permitted "Conversion of loft space to additional living accommodation including roof dormer to rear, roof extension to side, roof light on front elevation and creation of hardstanding and vehicular access onto highway" PA05/00494/B - 12 Ballakermeen Avenue - Permitted "First floor extension over existing breakfast area to provide bedroom, creation of dormer window in roof space and erection of single storey extension to side of dwelling for cloakroom and boiler room" PA11/01045/B - 6 Ballakermeen Drive - Refused at Appeal "Extension to roof, installation of dormer, roof lights and gable end window"
PLANNING POLICY
4.1 The site lies within an area zoned as Predominantly Residential on the Peel Local Plan 1989 Map. The property is not within a Conservation Area or a Flood Risk Zone.
4.2 Given the nature of the residential property and the land designation paragraph 8.12.1 and General Policy 2 from the Isle of Man Strategic Plan 2016 are most relevant to its assessment which set out the general standards towards acceptable development. Strategic Policy 5 and Environment Policy 42
4.3 The recently released Residential Design Guidance 2021 is also a material consideration particularly those parts in respect of good neighbourliness, overlooking and dormers.
4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.
REPRESENTATIONS
5.1 The following representations can be found in full online, below is a short summery;
5.2 Highway Services have considered the proposal and they have no Highways Interest. (09.06.22)
5.3 Douglas Borough Council have considered the proposal and state they have no objection. (06.01.23)
==== PAGE 3 ====
22/00595/B Page 3 of 5
5.4 The owner/occupier initially sent in an objection (27.06.22) to the application and then rescinded the objection. (13.01.23)
ASSESSMENT
6.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general, as such the main issues to consider in the assessment of this planning application are;
6.2 CHARACTER AND APPEARANCE - ALTERATION TO GROUND LEVEL
6.2.1 When looking at the proposed alterations to the front elevation and the proposed window alterations, it is unlikely that these alterations would impact the overall streetscene enough to warrant refusal and as such are deemed acceptable from a character and appearance point of view.
6.3 CHARACTER AND APPEARANCE - ROOF ALTERATION AND DORMERS
6.3.1 Turning towards the proposed roof works to change the roof from a hipped roof to a pitched roof. Hipped roofs, by design create two additional sloped surfaces compared to a pitched roof which ultimately reduces the massing of the roof. As seen within section 3 of this report, there are two other properties within this part of the estate which have permission to alter their roofs from hipped to pitched, No.12 & 14 Ballakermeen Avenue. Both of these properties are situated to the North East of the application site.
6.3.2 What can clearly be seen with these proposal's is that the dormers which have been erected are small in stature and do not take up the majority of the roofspace even with the new gable roofing.
6.3.3 The Residential Design Guidance 2021, lends guidance of the design of dormers by stating;
"4.10.5 The position within the roof plane, size, and proportion are also important aspects to consider. The size of any dormer should be secondary to the size of the roof in which it will be positioned.
4.10.6 Therefore, dormers that would be as wide as the house, and run flush or close to the elevations/roof ridge of the house, will not normally be supported."
6.3.4 The proposed dormers within this application whilst initially better that the first addition, are two pitched dormers, which when looking at the detail are the same height as the roof ridge and go almost all the way to the neighbouring boundary. Whilst there is space between the pitched roof and the Southern elevation, the dormers are large and are not a secondary feature within the roofspace.
6.4 IMPACT ON NEIGHBOURING AMENITY
6.4.1 When looking at the possible impact on neighbouring amenity, it can be seen that the properties along Ballakermeen Drive use both their front and rear gardens with the majority of the properties along Ballakermeen Avenue, using their rear garden which faces the rear of the properties long Ballakermeen Drive.
==== PAGE 4 ====
22/00595/B Page 4 of 5
6.4.2 Having done a site visit upon the property and looked out of the second floor windows, it could be seen that due to the properties along Ballakermeen Avenue being at a higher elevation, that views were awarded into a couple of the rear gardens of both Ballakermeen Drive and Ballakermeen Avenue, but mostly to the North East of the application site.
6.4.3 It was also noted that the proposed dormer due to it being at a higher elevation, would increase overlooking into several gardens which are currently blocked by the existing rear garaging. Whilst this is the case, the rear gardens of the properties along Ballakermeen Avenue are approximately 20m from the proposed dormer to the middle of their garden, as such this is an acceptable distance and deemed not to increase any overlooking above and beyond what is currently in place.
CONCLUSION
7.1 Ultimately whilst the proposed dormers are not deemed to impact the neighbouring amenity of the surrounding properties, they are a dominating feature within the roofscape, especially when noting that the roof has to be altered to accommodate them. As such the proposal would fail on General Policy 2 b, c, g and recommended for refusal.
INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
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.
Decision Made : Refused Date: 17.02.2023
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
==== PAGE 5 ====
22/00595/B Page 5 of 5
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/ customers and archive records.
Copyright in submitted documents remains with their authors. Request removal