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Statement to accompany the planning application Revised Proposal - May 2025 Proposed redevelopment of former workshop Parr Street Lane Douglas Isle of Man

Image of the application site as existing

Prepared by

PT Associates Ltd [email protected]

June 2025

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Previous Approvals. This application is for a revised scheme on the site at Parr Street Lane. The site has been subject to a previous application, PA 24/91177/B, which was approved in March 2025. This scheme is similar in that it is for the same change of use, a loft apartment with parking and storage at ground floor level. Pre consultation. Following the previous scheme’s approval further consultation was sought. It was felt that to assist in continuity and familiarity with the scheme, consultation be sought from the same planning officer that dealt with the previous approval. Response was received in early June 2025. Site location The application site is a disused former garage / workshop site located in Parr-street Lane. The property backs onto the properties in Parr Street and is perpendicular to Allan Street, that runs below the site, between it and the apartments that front Tynwald Street. The site is accessed from Orry Street or Allan Street. Some of the streets in the area are subject to one-way restrictions. Building description. The building is currently of mixed materials. The main walls are masonry - a mixed of stonework and brickwork. The front and rear walls are brickwork, with soldier courses over (some) openings. The gable wall to the lane is stonework, with render, which due to its age is patchy in places. On Parr Street Lane elevation (front) there are large openings that serve the building’s previous use, with windows and doors of mixed materials and finish. To the rear the building has windows on the ground floor, which are at a higher level. These provide good light and, due to being at high level, restrict the view over the yard area at the rear of the properties on Parr Street. At the upper level there are roof lights to provide additional light, without providing a view. There are traditional king post trusses exposed to the roof, which are in good condition. At the time of the previous application, the roof covering was patchy, and in poor general condition. Subsequent to the approval, and due to notable storm damage, some elements of the building have been carefully removed. These were the roof coverings, King post trusses (salvaged for re-use) and the inner floor, (which was in decay and potentially dangerous). The 3 main walls to the property have been retained to ensure the stability and security of the site whilst this follow up application is developed and progressed. Initial Building control designs have been investigated

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Front - Parr Street Lane elvation

Gable on rear of the property from the lane

The existing roof trusses proposed to be retained

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Previous site use As mentioned, the site is part derelict with elements removed primarily for safety. See photos of the application site June 2025 below

Prior to the recent successful application for a change of use, the existing structure on the site was a mechanics garage / workshop. Prior to that the building was used as a commercial workshop - although there is little information about the actual use. The building is 2 stories and has a high ceiling. The upper level is served by a single stair, which is a space that has been used for storage associated with the use on the ground floor. Proposal The applicant wishes to renovate the building and change the use to provide a self-contained apartment, as per the previously approved application. The site areas are such that the unit will be of a good standard and size for rental or sale to potentially first-time buyers, or people wishing to rent their first home. The location is such that it serves the business district within a 5-10 minute walk, and thus has access to good employment opportunities. Also, within a short walk there are local shops, a library, playground and school and medical facilities, thus a good range of local facilities and amenities are within easy reach. Design The proposal is to provide a good quality, modern living space. This second proposal includes secure garaging and storage at the ground floor level, (as the previously approved scheme). This proposal differs in that the garage area is accessed from the end of the unit that faces the access lane. The change to this design proposal is due to it becoming evident that the original access point was subject to being blocked / obstructed by other parked vehicles in the spaces in front of the proposal. This wasn’t apparent originally, but it was felt the revised design would overcome this potential issue and maintain the existing parking spaces and provide clear access to the proposal. It should be noted that these parking spaces are accessed in both forward and reverse gears to aid parking depending on which direction the vehicles have travelled along the lane. This current arrangement doesn’t constitute a hazard in the lane due to the low speeds observed in the access lane. Vehicles parked behind the apartments on Westmoreland road also access the lane in both forward and reverse gears, similar to the

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proposal at this application site, as shown in the photograph below. (left - the right being the lane adjacent the application site)

The access lane is lightly used and has access in both directions. The low level of traffic means that infrequent access to the unit will not constitute a hazard for the lane users (being infrequent). The drawing shows the vehicles reversing into the garage -thus leaving the site in a forward gear. The visibility on exist is restricted, however any vehicles in the lane - would see the emerging vehicle. Mirrors to the structure are proposed to enable visibility from the garage to the lane. Also on the ground floor are storage and utility areas, for use in association with the apartment. The proposed apartment is proposed to be a “loft style” apartment with exposed masonry finishes to the walls and exposed / feature roof design. The roof will utilize the reclaimed “king post” trusses salvaged from the previous building. The living space includes a “Juliet” style balcony arrangement whereby the doors can be opened inward has a providing good quality light and an outlook. Narrow windows are proposed to the gable to provide further natural light within the units. Whilst they look toward the apartment building that faces Tynwald Street, the rear of this building has service corridors and staircases. Therefore, the outlook is over the car park, and not one that would constitute overlooking. Roof lights are also included at the first-floor level to provide natural light and ventilation. No windows are proposed at the upper level facing the rear of the properties on Parr Street, thus no overlooking issues are created. The ground floor has a lobby that provides protected access to the upper level and the garage / storage / utility areas. The bin storage is to be provided adjacent to the garage access and a waste and recycling area is shown. There will be lockable gates / doors to these areas to prevent unauthorised access. These will be made accessible on collection dates. The apartment unit on first-floor unit is proposed to have 2 bedrooms, which would serve a couple, young family or single parent with a visiting child. The living accommodation includes an open plan kitchen / living space. The overall area at first floor level is approximately 72 sq m The existing first floor level will be adjusted to provide improved headroom at the upper floor level. The existing King posts trusses will be retained as a feature giving a “loft living” feel to the property. The roof will be replaced and will include roof lights to provide good light and ventilation. The new roof will include high levels of insulation to improve the technical performance of the building.

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The apartment provides internal storage in accordance with the current guidance / requirements. The Kitchen will include a 3-compartment recycling “bin” to encourage segregated recycling by the occupant. Cycle storage is included in the area at ground floor level. The Garage is also proposed to include electric vehicle charging facilities. Material and finishes Externally the appearance will be that of traditional materials - in keeping with the surrounding areas. The roof is proposed to have a dark Concrete interlocking tile Ref Redland 90 - Charcoal Black. This is similar to the roof finish to the apartment’s property on Tynwald Street adjacent. Facing brick is proposed to the front elevation. The product chosen is Ibstock Ashdown, Bexhill Red. An image is included below showing these finishes.

Proposed external finishes - Roof and facing Brickwork.

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The gable and rear walls will be rendered masonry. The render is proposed to be a through coloured polymer base render system, to be low maintenance. (K Rend system or similar) Being finished in white, it will provide reflective light to the properties at rear of the proposal. The windows will be of uPVC, with new Rainwater goods of a galvanized metal appearance. To the rear one existing window will be replaced at a level to suit the new floor level. The window will be at a higher level to prevent overlooking. Furthermore, the proposal is to fit obscured glazing to this window, ensure privacy, but allowing light in. Technical. The application site is connected the main services - Drainage and Electricity. The Electrical supply is deemed adequate to serve the new apartment as discussed with Manx Utilities when their representative visited the site. The main foul drain runs in the lane and is to be utilized. The surface water currently discharges to the ground and gulleys in the vicinity. The proposal does not increase the area of catchment for SW water and the proposal will discharge and collect as it does currently. The new roof will include Solar panels to supply low cost and environmentally aware electricity, to the new apartment . The building will be constructed with exposed finishes internally. The external walls will contain high performance insulation to ensure low carbon impact and running cost for the occupant. Summary. The application proposes the regeneration of a redundant building, to provide good quality affordable residential accommodation in an area that is predominantly residential. The proposal is well positioned to enable occupants to walk to local amenities and workplaces with ease. It is hoped the planning department will concur with this view and support the application through the planning process.