2 October 2019 · Delegated
41, Ballabrooie Grove, Douglas, Isle Of Man, IM1 4ex
Permission was sought to install dormer windows to the rear and gable elevations of 41 Ballabrooie Grove, Douglas, Isle of Man. The application was refused by the Department of Environment, Food and Agriculture on 2 October 2019, in line with the officer's recommendation. The rear dormer was proposed with a flat roof, which the Department's Residential Design Guidance adopted in July 2019 presumes against where the design does not follow the style of the host building and the works are publicly visible. The flat-roofed dormer would be seen from sections of Ballabrooie Avenue and was considered an incongruous addition harmful to the character and appearance of the site and wider area. The side dormer was also refused. Even in a pitched-roof form, it was considered visually intrusive and detrimental to the streetscene and the character of the wider area.
The application was refused on 2 October 2019. The flat-roofed rear dormer was found to be publicly visible from Ballabrooie Avenue and would appear as an incongruous addition out of keeping with the existing dwelling and the wider area. The side dormer, even in a pitched-roof form, was also judged to be visually intrusive and harmful to the character of the streetscene.
Refusal Reasons
General Policy 2 of the Strategic Plan
General Policy 2 of the Strategic Plan requires that development has an acceptable impact on the surrounding area and this is further guided by the Department's Residential Design Guidance adopted in July 2019.
General Policy 2: 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: (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. 6.3 Development outside of areas zoned for development
General Policy 2b
The rear dormer is therefore contrary to GP2b, c and g.
Section 4.6: Dormer extensions
Residential Design Guide 2019
