DEC Officer Report

Application No.: 19/00850/B Applicant: Mr J & Mrs S Halligan Proposal: Installation of dormer windows to rear and gable elevations Site Address: 41 Ballabrooie Grove Douglas Isle Of Man IM1 4EX Planning Officer: Mr Paul Visigah Photo Taken: 14.08.2019 Site Visit: 14.08.2019 Expected Decision Level: Officer Delegation Recommended Decision: Refused Date of Recommendation: 01.10.2019 _________________________________________________________________ R : Reasons for Refusal O : Notes attached to reasons Reasons for Refusal - R 1. 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. This clearly presumes against flat roofed dormers which do not follow the style and design of the buildings to which they would be attached, particularly where the works would be publicly visible. In this case, the flat roofed dormer would be visible from sections of Ballabrooie Avenue, appear as an incongruous addition to the existing dwelling, in addition to being harmful to the character and appearance of both the site and the wider area. The rear dormer is therefore contrary to GP2b, c and g. - R 2. The proposed side dormer, even if it were finished in its pitched roof, modest form and scale, is considered to result in a visually intrusive and detrimental impact on the streetscene and existing dwelling, and would adversely change the character and appearance of the wider area, contrary to the provisions of General Policy 2b, c and g of the Strategic Plan. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report SITE

1.1 The site is the residential curtilage of 41 Ballabrooie Grove, Douglas. This two storey semi-detached dwelling on the site has bay windows on the front elevation on the ground floor

• and first floor with a detached garage situated on the right of the front elevation. This building has a steeply pitched hipped roof covered with grey roof tiles and its finishing is painted spar dash render.
• 1.2 The rear elevation of the site slopes towards the rear creating a split level rear garden. The raised deck area at the rear is about 700mm above the level of the rear garden. This area is bounded by masonry balustrade about 1m high with a step providing access to the garden. Its rear boundary is enclosed by a 1.8m timber fence on the north, a 2m hedge on the west elevation and a 1m timber fence on the east elevation and as such there is intervisibility between the property and No 39 Ballabrooie Grove. PROPOSAL

2.1 The proposal is for the installation of dormer windows to the rear and gable elevations. - 2.2 The first element of the wars will involve the installation of a pitched roof dormer on the gable elevation facing north. The dormer would have a window 500mm x 800mm and will enable the installation of a regulation staircase to the roof space. The dormer colour/finish will be lead/grey and smooth white matt, while the window will be white UPVC. - 2.3 The second element will be the installation of a flat roof dormer on the rear elevation. This dormer will be 3m x 1.5m, and will be set back 1.3m from the roof eaves. This new GRP dormer will be finished in lead/grey and smooth white matt, while the window will be white UPVC; reflecting the same finishing as the side dormer. This dormer will allow for additional living space and the creation of a second floor serving a bed room and associated wet room.

PLANNING POLICY

3.1 The proposal site is in an area designated in the Douglas Local Plan 1998 (Map 2) as 'Predominantly Residential' and the site is not thin a Conservation Area.

3.2 Given the land use designation, General Policy 2 (in part) of the Isle of Man Strategic Plan 2016 applies "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:

• (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; (g) does not affect adversely the amenity of local residents or the character of the locality."

3.3 Sections of the Residential Design Guide 2019 will also be considered in the assessment of the application.

• 3.3.1 Section 4.6: Dormer extensions
• 4.6.1 Dormer extensions are often problematic as they can adversely affect the character and appearance of both the individual property and the wider streetscene. Unless they are for nonhabitable rooms such as bathrooms with obscured glazing, they can also create overlooking. They are unlikely to be supported where they are publically visible, unless they already form a positive characteristic of the property or streetscene.

• 4.6.2 There are various types, and applicants should consider which is most appropriate for their house. Traditional properties should avoid having flat roof dormers, as pitched roofed dormers may be more appropriate. Flat roofed dormers can appear as clumsy additions to a roof pitch if they are overly long or tall, or if they are as tall as the ridge. Therefore they are only generally appropriate on more modern properties (1960/70's bungalows) and/or properties where the area is characterised by houses with flat roofed dormers. Finishing the front and cheeks of the dormers in a tile or tile like material can reduce this impact.

• 4.6.3 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. 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.
• 4.6.4 There are various types, and applicants should consider which is most appropriate for their house. Traditional properties should avoid having flat roof dormers, as pitched roofed dormers may be more appropriate. Flat roofed dormers can appear as clumsy additions to a roof pitch if they are overly long or tall, or if they are as tall as the ridge. Therefore they are only generally appropriate on more modern properties (1960/70's bungalows) and/or properties where the area is characterised by houses with flat roofed dormers. Finishing the front and cheeks of the dormers in a tile or tile like material can reduce this impact.
• 4.6.5 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. 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. PLANNING HISTORY

4.1 There is no previous planning application on this site or in the immediate area which is considered to be relevant to this application.

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highway interest in a letter dated 9 August 2019.

5.2 Douglas Borough Council has stated that there are no objections to the application in a letter dated 16 August 2019.

ASSESSMENT 6.1 The key considerations in the assessment of this application are, the impacts on the visual amenity of the area and the street scene, and the impacts on neighbouring dwellings residential amenity.

6.2 Visual Impact

• 6.2.1 Firstly, the impact on the character and appearance of the street scene is to be considered. The street scene is mixed, whilst there are older two storey dwellings on the northern side of Ballabrooie Grove, most dwellings on the southern side are more modern. Dormer windows are not a common feature within the cul de sac, however a significant number of the dwellings have front facing roof lights. It is vital to note that the dwellings on the eastern side of Western Avenue, as well as the dwellings on the north-eastern section of Ballabrooie Way have front facing dormers; however, these buildings are of a different style to the surrounding properties within their street scenes.
• 6.2.2 Flat roofed dormer extension are not generally welcomed as positive additions to a roof but can be considered acceptable where the dormer is of modest size and does not completely change the character of the property. The extension would not be visible from Ballabrooie Grove, but would be visible from sections of Ballabrooie Avenue.

• 6.2.3 Paragraph 4.6.3 of the Residential Design Guide (March 2019) states: "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. 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." 4.6.1 of the guidance also states that they are unlikely to be supported where they are publicly visible, unless they already form a positive characteristic of the property or street scene.
• 6.2.4 Whilst the dormer is set down from the roof ridge and in from the gables, it would still result in an eye-catching feature as the only dormer on that row of houses or the entire Ballabrooie Grove. As such, it would be considered harmful to the character and appearance of both the site and the wider area.
• 6.2.5 Whilst the pitched roofed dormer on the side elevation (north facing elevation) is of a modest scale, it would be visible as you drive into Ballabrooie Grove, with its appearance completely out of place when compared with the similar properties within its immediate vicinity. It is also noted that it will be the only roof dormer within the street scene on Ballabrooie Grove. As such, it would be out of keeping with the residential area which only has roof lights on the roof planes.
• 6.2.6 Bearing in mind the fact that such dormers already exist in the vicinity of the dwelling, its addition to the Street scene of Ballabrooie Grove would result in the introduction of an absent feature that would make it difficult for the Department to resist similar developments which would significantly alter the character of the street scene which is unique in its current form. It is therefore considered that the proposed works would have a negative impact on the character and appearance of the application dwelling, as well as the street scene.

6.3 Impact on Neighbour Amenity

• 6.3.1 The main impacts to assess in terms of neighbour amenity are overlooking and loss of privacy, overbearing and loss of outlook, and overshadowing/ loss of light. Overshadowing and overbearing would not be issues likely to affect residential amenity given the fact that the dormer windows would not overhang the eaves and the footprint of the building or building height would not increase.
• 6.3.2 Regarding overlooking, the proposed dormer will be more than 20m to the closest neighbouring window (No. 77 Ballabrooie Avenue) and as such the chances of overlooking diminished. As well, the side dormer will be serving a non-habitable space and will also overlook a non-habitable room (the Hall for No.43 Ballabrooie Grove) and as such would not be likely to have an adverse impact. It is therefore noted that there would no negative impacts resulting from the application.

CONCLUSION

7.1 In summary, the proposed dormer are out of keeping with the design of the area and would be of detriment to the street scene of Ballabrooie Grove. It does not accord with General Policy 2 of the Isle of Man Strategic Plan in relation to its likely adverse impact on the character and appearance of the area. For this reason the proposal is recommended for refusal. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;

• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 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 in Article 6(4) 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.

Decision Made : Refused Date: 02.10.2019 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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