Design Report

ALTERATIONS TO CREATE 4 APARTMENTS AT 3 PRINCES AVENUE, DOUGLAS IM2 3JB

• 1.0 INTRODUCTION

Princes Avenue is a terrace of 4no. 4 storey proper es, where No 1 is a single dwelling, No 5 received approval in 2015 to an upgrade of 3 apartments and No 7 received approval in 2000 to the building being converted to 4 apartments.

From a single-family home perspec ve, the number of bedrooms is excessive, the garden is too small, the main road too busy and where proper es like this have been vacant for many, years, the extent of repair and refurbishment required to bring it back up to habitable status would be extremely costly with a mortgage not generally available un l such me that the refurbishment works are complete.

From a developer perspec ve the only economically viable solu on is to create mul ple residences that can be rented out or sold on.

The principle of conver ng large town houses into flats is recognised in the Strategic Plan where 8.13.1 reads as follows:

There are in the Island, and par cularly in Douglas, many substan al buildings which, because of their size or form, are no longer suitable for the originally intended use as either single dwellings or holiday accommoda on, but which are s ll structurally sound. The Department has for many years encouraged the conversion of such buildings, where appropriate, into flats.

together with Housing Policy 17 that reads:

The conversion of buildings into flats will generally be permi ed in residen al areas provided that:

• (a) adequate space can be provided for clothes-drying, refuse storage, general amenity, and, if prac cal, car-parking;
• (b) the flats created will have a pleasant clear outlook, par cularly from the principal rooms and
• (c) if possible, this involves the crea on of parking on site or as part of an overall traffic management strategy for the area.

The applicant has successfully refurbished/converted rundown town houses in the vicinity, and the demand for 1 or 2 bedroom apartments in the heart of Dougla City is huge.

• 2.0 PROPOSAL

The proposal is to convert this long-term uninhabited town house into 4no. 1 and 2 bedroom apartments to meet current demand.

This meets the aspira ons of Strategic Policy 1 and 2 where making best use of exis ng resources and focusing development in towns centres are fundamental aims.

Bringing a long-term disused building that is close proximity to the Ballaquayle Conserva on area back into use can only be considered an enhancement of that conserva on area, and certainly meets Government’s aspira ons for urban regenera on.

We appreciate under 8.13.3 that no flat should be contained en rely within an outlet, however it also goes on to say “Excep on may be made to this general approach where the environment at, and the outlook from, the rear are pleasant and open”

We believe the proposal to create a rear two storey apartment is fully jus fiable in this instance, and we set out below why we consider this to be the case.

At the moment the three levels in the rear outrigger are accessible from the main staircase only.

Under Schedule 2 of the Housing (Standards) Regula ons 2017 it is a fundamental requirement that all apartments are self-contained with each unit having access to refuse storage.

Refuse collec ons are at the rear of the property so the only way to achieve each flat having access to refuse storage is through the incorpora on of a mutually accessible rear staircase.

The most viable way to enable all levels in the outrigger to be used is is to link one of the levels at the rear with the accommoda on to the front and then link the remaining two levels in the outrigger together through the introduc on of a new internal staircase.

Joining the linked levels in the outrigger with one of the levels to the front would create an excessively large apartment that would be undesirable in a loca on such as this.

Allowing the two levels to become a standalone apartment is the most sustainable solu on. The upper level of the rear annex has an exis ng rooflight together with 4no windows which, as can be seen from the adjacent photograph, have open aspect views to the rear. This standalone apartment has therefore been designed as a contemporary upside-down space with all the added benefits this brings i.e

• a) Improved energy efficiency. Heat rises so placing living areas upstairs helps retain warmth in winter, reducing hea ng costs; whilst bedrooms on the lower floor offer be er comfort during hot summer nights, minimizing the need for air condi oning.
• b) Improved privacy as living areas at an upper level are less exposed to street-level noise and views.
• c) Design flexibility and modern appeal as this upside-down layout allows for a vaulted ceilings that are well suited to open plan living to be incorporated, crea ng a light and airy open space.

• d) Improved peace and tranquillity. A rear apartment is more conducive to crea ng a be er living environment than a busy main road facing apartment where people and traffic noise all day and late into the evening generally prevails. A perfect environment for those working night shi s or needing a quieter environment in the heart of the city.

We appreciate that all applica ons are considered on their own merit, however some 150 meters or so away from this site the planning department approved a rear facing apartment on the corner of Victoria Road - PA 16/0032/B refers.

Responding to concerns raised over the appropriateness of such a scheme, the inspector for an appeal into that decision advised in item 16 of his report that “ I consider it reasonable to suppose that those who chose to live in the apartments would have decided that any shortcomings in amenity space and outlook were outweighed by the convenience of living in close proximity to the employment opportuni es, shops, services, open spaces and other ameni es that central Douglas has to offer.

We believe the amenity standards of this proposal to be wholly appropriate for tenants looking to live in a town centre loca on where apartments of the quality envisaged are really hard to find.

Internal works to the building as a whole include dry lining the walls with insulated par ons and installing insula on in the roof to upgrade the energy efficiency of the building in line with Government’s climate change objec ves.

Externally, works include:

•  the introduc on of a ramp to the rear yard access to aid movement for bins and bicycles where cycle provision takes the form of an exis ng conservatory.
•  The crea on of a bin storage area using decora ve fence panels
•  The incorpora on of an aluminium staircase to serve the apartments with decora ve panel to the boundary wall side to ensure privacy is maintained in both direc ons.

Outside amenity space is readily available to the occupants of the apartments as there are numerous public parks within a short walk, together with all the ameni es that the Villa Marina, Promenade, and town centre have to offer.

• 3.0 SUMMARY AND CONCLUSION

The proposal for bringing this large building back into use as apartments is fully in keeping with HP17. It also meets all the aspira ons of sustainable development in accordance with SP1 and SP2 with all the benefits that this brings:

•  A long term vacant site is brought back into use.
•  The quality of accommoda on produced meets local demand.
•  The proposal encourages ac ve travel.
•  The proposal has no adverse impact on neighbours or the neighbourhood.

The amenity standards of this proposal are wholly appropriate for tenants looking to live in a town centre loca on where apartments of the quality envisaged are hard to find.

Prepared by Val Lloyd, Architecture in Mann