Change of Use from a House in Multiple Occupation to a Guest House {{image:152661}}
ABSTRACT A statement for the Change of Use: 5 Castlemona Avenue Douglas Isle of Man IM2 4EA by JTM Architecture The Basement 16 Derby Road Douglas Isle of Man IM2 3ET
Contents
Page INTRODUCTION ..... 2 SITE APPRAISAL ..... 3 PROPOSAL ..... 4 POLICY CONSIDERATIONS \& COMPLIANCE ..... 5 CONCLUSION ..... 6 APPENDIX A ..... 7 APPENDIX B ..... 8 APPENDIX C ..... 10
This Planning Statement is a support document to apply for a change of use from a House in Multiple Occupation to a Guest House for 5 Castle Mona Avenue, Douglas, Isle of Man as a House in Multiple Occupation.
This document will discuss the current use of the property and identify its credentials for it to qualify as a Guest House.
Site Appraisal
The current building is a period property set out over five storeys in an area which is predominantly residential with a mixture of apartments, houses and Guest Houses.
Vehicle and pedestrian access to the property is from Central Promenade with parking available within the Castlemona Avenue Disc Zone.
The property is entered via steps to the main front door with the Ground Floor consisting of an Entrance Porch, Communal Lounge, Utility Room and Kitchen (for Staff) and one Bedroom. There is also a private entrance to the Basement which will not be used as part of this Guest House Application as this will be used as existing living quarters for the Owner.
The First Floor consists of four Bedrooms (one with a shower Room) and a shared Bathroom.
The Second Floor consists of four Bedrooms as well as a shared WC.
The Third Floor consists of four Bedrooms as well as a shared WC.
The Internal finishes of the building are modern and there is an existing Fire Alarm system with all rooms accessible directly to the escape corridors and staircase.
Please refer to drawing JTM2020-P-02 for the layout of the building.
Proposal
The purpose of this Planning Statement is to change the use of 5 Castlemona Avenue to a Guest House because there is currently no lawful use for the property.
The current use of the building functions as a House in Multiple Occupation, with six rooms being occupied at regular intervals by staff from the Isle of Man Steam Packet. Reference to the existing use can be found in Appendix A which is a letter from the Human Resources Officer from the Isle of Man Steam Packet.
The property has been approved for homestay visitors consistently since 2006 (Appendix B), which gives some indication of an approval for the conditions within the property for multiple occupation.
The property is within walking distance of Douglas Town Centre bus, rail/electric trams or ferry links as well places of work. There are also bus stops immediately on Central Promenade where busses travel into Douglas or connect to the Southern and Eastern parts of the Island at the Bus Station.
Busses also travel North, through Onchan and onto Laxey, Maughold and Ramsey. These travel options, including cycling, ensure that the location of the property is not dependant on car use. As previously mentioned in this document, Castlemona Avenue does have public car parking spaces available should these be necessary.
Furthermore, the transport links to the building does not restrict the use as a Guest house because it is anticipated that the occupants will be tourists and they will use public transport or walk to their destination.
Those who use this type of accommodation will have secure access to the building and their own bedroom as well as shared access to a kitchen, washing and toilet facilities.
Policy Considerations \& Compliance
The location of 5 Castlemona Avenue, Douglas is a suitable central location for a Guest House. With reference to the Guest Accommodation Registration Process this property has more than 3 Guest Rooms and therefore requires a Planning Application to change its current use.
The Guest House will need to meet the minimum standards set out in the 'Quality Standards Guest Accommodation' booklet or to achieve a star rating they must adhere to the standards set out in the 'Visit Isle of Man' 'Quality Guidance'. The level of quality will be determined by the 'Visit Isle of Man' inspection team.
The property has a working Fire Alarm system, which will also be inspected in accordance with the 'Fire safety Guidance for Tourist Accommodation' to allow registration of the property. A Fire risk assessment will also be carried out on the property to ensure the safety of its patrons.
Furthermore, a Building Control Application will be submitted to support this Planning Application as well as the registration of the property as a guest House.
Proposed Kitchen facilities will be required to be registered as a food business with the Isle of Man Environmental Health with a view to future inspections to maintain standards.
Re-use of an existing building will satisfy Strategic Policy's 1, 2 \& 3 where it is encouraged to re-use existing resources/buildings to maintain the character of our towns. This is specifically stated in Strategic Policy 8 where it refers to utilising existing building fabric for tourist accommodation.
Environmental Health will determine the extent of use of this building as a Guest House, however 'Visit Isle of Man' (Appendix C) also stipulate the requirements for Guest Houses.
Conclusion
In conclusion, the use of an existing building within a central Douglas location is a feasible option for Guest house accommodation, given its size and proximity to local and national transport links.
Castlemona Avenue is within what was traditionally a common area for Guest Houses and unfortunately many of these properties have been renovated into flats.
Tourists should be offered a variety of options for where they wish to be accommodated, from camping to Hotels, with the addition of medium scale options such as Guest Houses still being viable as a mark of the traditional tourist experience.
I can confirm that the Company have utilised the above property for over ten years. The six seafarers who reside at this address, travel to the Island by air and either walk or cycle from the above residence to the Ferry Terminal for their working day.
The seafarers work on a two or three week rotation and work no more than 25 days per duty period.
If you require further clarification please do not hesitate to contact me at [email protected]
Yours sincerely Redacted
Ethel Docherty Human Resources Manager
The Isle of Man Steam Packet Company Limited Imperial Buildings, Douglas, Isle of Man RM1 2BY Registered Office: Imperial Buildings, Douglas, Isle of Man RM1 2BY. Registered in the Isle of Man. Registration No. 002092#
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Quest Accommodation Registration Process
WHAT IS THE FOLLOWING (On)
If you wish to use your property as any type of visitor accommodation, is it a legal requirement that you are registered with Visit Isle of Man. Please find highlighted below the process which you will be required to follow if you choose to offer visitor accommodation. Please note the following visitor accommodation types are to be registered under Guest Accommodation:
1. Ensure You Meet The Minimum Entry Requirements And Organise Tounism Team Visit
It is essential for all guest accommodation properties to meet ALL minimum standards for this type of accommodation. The 'Minimum Entry Requirements' can be found in the 'Quality Standards Guest Accommodation' booklet and we advise you to read through these pages as mandatory.
If you wish to achieve a specific star rating guidance for this can be found in the 'Quality Guidance' of the Quality Standards Guest Accommodation booklet.
A visit to the property must be arranged with a member of the Visit Isle of Man from its names all 'Standards' have been met. We will look to assess it against the Quality Standards, so it is recommended that you read these carefully. We will also be able to use this issue to answer any questions you may have about marketing, promotion and operation of your new business.
2. Read Accompanying Documents
It is advisable to read the 'Five Safety Guidance for Tourist Accommodation' to ensure that there is nothing to prevent registration of the property. Do example a layout that is considered automatic visuals as described need for regulations.
Quality Standards - Guest Accommodation: These apply to all guest accommodation properties on the island and are the same as the UK and Channel Islands. This means in operating a minimum scheme and good quality standards. Your property will be required to meet the minimum standard prior to registration with the Department.
3. Planning
Partly, you need to establish what is the lawful use of the property planning terms 'use'. If there is no planning approval for tourist accommodation and the property was not originally built for you at a local, guest house or other form of tourist accommodation, you may well need planning approval for this. If you are operating a B&B with 3 or less bedrooms, you will not be required to apply for a change of use or this is provided for in the Town and Country Planning (Presented Development Order 2011 Schedule 3 Class 1), however, if you are operating 3 or more bedrooms or are other form of tourist accommodation, then planning approval is required. To find out whether you need to apply for a planning change of use please contact the Planning team on 01644 683990 or email: [email protected]
4. Building Control
All guest accommodation requires a Building Population Application in order to authorize the property to operate in a tourist premises (this includes B&B's, Guest Houses, Farmhouse Spa, Restaurant with Rooms and Guest Accommodation). If your property has a Gas Test and/or a Multi-Fuel appliance e.g. wood lusiness, you will be required to produce a certificate of certificate. You will also need to have a working carbon monoxide detector installed. Further information can be found online at www.gov.ins/nutrgenies-planning and building-control/building-control/installation-of-wood-learning-stores-unlld-flash-learning-appliances
Building control will also check reports of Five Safety (including entry, silence, etc.), it should be noted that any additional recommendations made by Building Control as regards to live safety that are not noted upon may result in your application for registration in tourist premises being refused.
For further information please contact Building Control on 01644 686448 or email [email protected]
If your property is in Douglas please contact Douglas Borough Council Building Control on 01644 696375 or [email protected]. If your property is located in Drybar please contact Drybar District Commissioners Building Control on 01644 673964.
It is strongly advised that you contact the planning department and Building Control before progressing any plans or building works.
5. Fire Safety
You will be asked to complete a Fire Safety Risk Assessment document prior to registration.
Please note that any solid fuel from sunburns would become, will require a certificate of certificate. All properties must supply suitable fire equipment. We advise you to read the Fire Guidance for Tourist Accommodation to understand what is required. If the Visit Isle of Man turns have any concerns regarding the safety of the property, a referral to Building Control and/or the Fire Safety Officers will be made.
If you are intending on operating a or more bedrooms, or are certain above the first three you may require a fire certificate and sign off form a Fire Safety Officer. You can apply for a fire certificate here: https://www.gov.ins/nutrgenies/business-land-weighthousefound/emergency-service/ (fire-land-appearance-rice/business-fire-cality)
6. Environmental Health Visit
The property will need to be registered as a local business with Isle of Man Environmental Health. The property will then be inspected by an officer to the house.
You can contact the town on 01644 683694 or register online at https://www.gov.ins/nutrgenies/business-and-landservice/local-business-register
7. Insurance
Prior to registration we will also need to use confirmation that you have Public Liability Insurance as to its place. The minimum entry required is £2,000,000, however we recommend that you take advice from your insurance company on the most appropriate cover for your individual property.
8. Accept Statement
Before you register, we also require an Access Statement to be in place for the property - mean people feel deemed to visit but please do not worry! This is a simple, clear and letters account of the facilities of your premises. It helps to inform the owner and help them decide whether they are able to visit your outside house. This will help you to meet your legal obligations under the entry liquidity Act. Guidelines and tips on how to write your statement can be found at https://www.viatilideallman.com/truth/registration-sciences/access-statement-guidance
9. Registration
Once we have received written confirmation of the above items, we will then be able to register the property with Visit Isle of Man, Department for Enterprise. This registration is a legal requirement under the Tourist Act 1971. Prior to registration, we would require the property to be finished as it would be for a owner - complete with friendships and throughout we will look to assess it against the Quality Standards. As it is recommended that you read these carefully. If a member of the team has visited the property makes no fire persons, it may be required for them to come and see the property again prior to registration to ensure all minimum standards have been met.
A registration form will be sent to you via email. (If you require a hard copy, please let the man know.) You are required to complete this form and return along with the relevant registration fee £150 per year for Guest Accommodation). Please note: registration of visitor accommodation is an annual requirement and you will be required to re-register by February 11th each year.
Once you have received confirmation that your form and payment has been received by the Department, you are authorized to begin advertising and trading.
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