**Document:** Planning Report and Recommendations **Application:** 09/01550/B — Installation of a dormer to rear elevation **Decision:** Refused **Decision Date:** 2010-02-05 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/63857-braddan-141-ballabrooie-drive-dormer/documents/1387242 --- # Planning Report and Recommendations **Application No.:** ** 09/01550/B ** **Applicant:** ** Mr Paul Surgeon ** **Proposal:** ** Installation of a dormer to rear elevation ** **Site Address:** ** - 141 Ballabrooie Drive - Douglas - Isle Of Man - IM1 4HH ### Considerations **Case Officer:** Mr Gary Barr ** **Photo Taken:** ** 07.01.2010 ** **Site Visit:** ** 07.01.2010 ** **Expected Decision Level:** ** Senior Planning Officer ### Written Representations ### Consultations **Consultee:** Highways Division **Notes:** **Consultee:** Douglas Corporation **Notes:** No objection ### Officer's Report #### The Site The application site represents the residential curtilage of 141 Ballabrooie Drive which is an existing semi-detached dwelling situated at the corner of Ballabrooie Avenue and Ballabrooie Drive which leads off the Quarterbridge Road and Devonshire Road in Douglas. The property sits in a reasonable size plot and comprises a two storey hipped roof dwelling with adjoining garage. #### The Proposal The proposed planning application is seeking approval for the erection of a dormer window to the rear elevation of the dwelling. The finishes to the proposal would match those on the existing dwelling. #### Planning Status The application site is within an area of "Residential Use" under the Douglas South Local Plan, which was adopted by Tynwald in 1998. The Isle of Man Strategic Plan 2007 contains a policy which is considered specifically material to the assessment of this current planning application - 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: 28 January 2010 09/01550/B Page 1 of 3 - (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." Paragraph 8.12.1 - Extensions to Dwellings in built up areas or sites designated for residential use, is also considered relevant to this application; "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general". ## Planning History Whilst the application site has been the subject of previous planning application it is considered that it is not specifically relevant to the assessment of the current planning application. ### Representations The Douglas Corporation has no objection with the proposal. The Department of Transport Highways Division have not commented on the proposal. ### Assessment The proposed rear dormer would appear to be an incongruous feature within the rear elevation of the dwelling and not be in-keeping with the character of the existing property when viewed from the public thoroughfares of Ballabrooie Drive and Ballabrooie Avenue. This is a result of its design; to be flush with the rear elevation of the property and projecting from the existing ridge line of the dwelling at a height of 1700 mm . As such, the dormers design is judged to appear rather unusual and inappropriate in this instance (with the recommended practice is to set the dormer off the eaves and off the ridge line). After a visit to the site, it is clear that the siting of the property at the corner of Ballabrooie Drive and Ballabrooie Avenue, which is very open in nature, results in the rear elevation of the application site being viewed from various points within the locality and would result in the proposal appearing rather prominently within the street scene. The proposal would not be in-keeping with the character of the locality, with no other dormers situated within the surrounding area. This would have a detrimental affect the visual amenities of the street scene, and may result in establishing an unfortunate precedent for further, similar additions. **RECOMMENDATION** For these reasons the proposal is considered unacceptable and it is recommended that the planning application be refused. **PARTY STATUS** It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: - Douglas Corporation - The Department of Transport Highways Division **Recommendation** **Recommended Decision:** Refused **Date of Recommendation:** 28.01.2010 **Conditions and Notes for Approval / Reasons and Notes for Refusal** - **C: Conditions for approval** - **N: Notes attached to conditions** - **R: Reasons for refusal** - **O: Notes attached to refusals** ## **R 1.** The proposed rear dormer window would be contrary to General Policy 2 of the Isle of Man Strategic Plan 2007 by reason of its design and siting which would result in the introduction of an unduly prominent and incongruous feature into the street scene, which would be detrimental to the visual amenities of the locality. I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer **Decision Made:** Refused **Date:** ............................................... **Signed:** ............................................... Senior Planning Officer --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/63857-braddan-141-ballabrooie-drive-dormer/documents/1387242*