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Ellis Brown Architects
$17 / 20188 / 17$
Dated April 2017
The site is located on Prospect terrace, adjacent to the traffic light controlled cross roads junction at Bucks Road, Woodbourne road, Windows Road and Rosemount. The existing property at the application site is a former branch of the Isle of Man bank at ground floor, formers offices associated to the bank, and 2 apartments at the upper levels.
The existing building and context of the site is illustrated on drawing number 16-2598-01
The Proposal is to refurbish the first-floor accommodation from a redundant office space that was associated with the former bank use, to a self-contained apartment. The apartment is accessed from a communal staircase that serves the existing apartments on the upper levels. The external access to the stairwell is at the rear of the property, in Woodbourne Terrace Lane that runs at the rear of the application site, parallel to Woodbourne road.
The application site has been subject to 5 applications: - 85/00308/D - Erection of single sided illuminated fascia wall sign (bank) 93/00317/B - Alterations to frontage (bank) 96/00101/B - Erection of glazed canopy 4-28 Prospect terrace. 01/01624/B - Creation of an access Ramp (bank) 01/01893/D - Erection of bank signs. (bank) All the above applications relate to the bank at the ground floor level. There is no history relating to the unit at first floor or the apartments at the upper levels.
Given the site has a similar use at its upper level, it was felt that the application would be relatively straight forward, and as the planning office has
Architects a high workload it was felt that this application could be submitted without the pre-consultation discussion. However, being the agents for a similar application (PA/ 16/01186/B) that had been discussed and submitted (and recently approved) - similar principles applied. In that application pre-application discussion was held with Mr Balmer (via e-mail), and the similarities are such that we have considered the application in respect of those matters.
Guidance was given, in that when proposing this kind of use, that housing policy 17 was to be considered.
Housing Policy 17: The conversion of buildings into flats will generally be permitted in residential areas provided that: (a) adequate space can be provided for clothes-drying, refuse storage, general amenity, and, if practical, car-parking; (b) the flats created will have a pleasant clear outlook, particularly from the principal rooms and (c) if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area.
In response to the requirements the application will: - (a) Propose to include condensing dryer units so that laundry can be accommodated indoors. Refuse bins are located at the rear of the property, which has access to all occupants. The rear of the property can be accessed from Woodbourne Terrace lane that runs along all the service rear of the properties. (b) The principle rooms all have an aspect that faces the street, where the primary outlook and light is located. (c) A single parking space will be on the rear of the property in a space allocated to the building.
Although not particular to this application, previously similar applications have been discussed at surgery sessions which gave guidance for highways considerations. It is appropriate to consider The Isle of Man Strategic Plan 2016 that includes, in appendix 7, the parking standards are covered. Being residential, referring to table A.7.6. the requirement for apartments show that 1 space should be provided per bedroom. (one and 2 bed units).
In section 7.1, the description of the standard, reference is made to town centre locations and previously developed sites and the standard being relaxed, subject to certain considerations.
The existing buildings' current use. This is one of an office space at which there were 2 separate offices and a staff area.
The proposal applies to change the use of the first floor from office to residential thus having the potential to reduce the number of vehicles attending the building.
Additional considerations are identified in appendix 7 as: - (a) The location of the housing relative to public transport, employment and public amenities; (b) The size of the dwelling; (c) Any restriction on the nature of the occupancy (such as sheltered housing); and (d) The impact on the character and appearance of the surroundings
In response to these elements, (a) the proposed application site is located on significant bus routes, located primarily on Prospect terrace. These serve both Douglas and Onchan in the immediate areas, with these services extending beyond to all areas of the island. It is recognised in the strategic plan that Douglas and Onchan are the primary employment centres and the enclosed plans identifies the site in relation to both the transport and employments centres. Public amenity can be found a very short walk away in the gardens at Woodbourne square, and Derby Square. The public gardens at the Villa Marina are just a little further away as are the promenade and beach. (b) The proposed apartment is located such that it is likely to be a couple or a shared living arrangement. (c) The site is located where street parking is the norm and residents permits operate in the vicinity. (d) The impact on the character and appearance will be negligible as the external appearance is unaltered, except for the installation of new windows. The area is a mix of commercial and residential use, which this application conforms to.
The proposed refurbishment would utilise the existing services located within or near the building and include the upgrading of the accommodation and technical aspects of the fabric of the building. This would provide much needed high quality accommodation in a sought-after location. The proposal would have one allocated parking space, the other 2 spaces being allocated to the other 2 apartments.
Architects The location is such that it is in easy reach of the main employment and retail centre of Douglas town. The public spaces at the gardens of Woodbourne and derby square beach are within 2 minutes' walk and the island Premier entertainments areas of the Villa and Gaiety complex are similarly adjacent.
In summary, this application is for the refurbishment and alteration to a property that is in need of attention. The location in which the property is located, is also in need of a general boost, which the renovation of this property contributes to.
Additional drawings in support of the planning application. Ellis Brown Drawings 16-2598-10 Location plan - showing proximity to transport employment and amenity.
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