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The application is for the proposed change of use/additional use of the former Red Cross Building, Derby Road, Douglas for community facility use, particularly for use of the ground floor as a practice facility and rehearsal hall for two brass bands - Manx Youth Band (MYB) and Manx Concert Brass (MCB). Until now the bands have been nomadic with no fixed practice venue as such, instead using school halls, gymnasia and similar facilities on a rental basis. This is the 40th anniversary year for the MYB and the building in question presents an ideal opportunity for the bands to own a practice facility of their own. Note that the band is a registered charity.
The former Red Cross Building is located at the junction of Derby Road and Park Road in Douglas, occupying a corner site of approximately 487sqm (see location plan drawing RCB 01). It was originally built as a chapel around 1890 and has undergone numerous alterations, extensions and changes of use since, most recently being approved for use as offices. This use is to be retained and approval is sought for additional use as a community facility, more akin to the original intention of the building.
The building is two-storey brick construction under a slate roof, with a corner tower and steeple (see photographs 1 and 2). The ground floor is principally a main central room around which are arranged store rooms, offices, entrance lobbies, toilet facilities and a kitchen. There are four entrance doors and two staircases leading up the first floor, which has a large main room with five large storage cupboards, two further rooms, toilet facilities and a kitchen (see floor plan drawing RCB 02). Outside is a walled walkway, parking apron, a detached garage/store room and access alley to the rear entrance (photo 3).
A report is appended from structural engineers The Morton Partnership, following a survey carried out in late 2008, demonstrating the structural soundness of the property. More recently significant internal works have been carried out addressing such issues as water ingress, replacement of rotted timbers, re-plastering of ceilings and walls. The building is in a suitable condition for immediate use.
The existing arrangement lends itself to possible different uses on one or two levels, even if the uses were to be at the same time of the day. Drawing RCB 03 shows a simple sub-division to enable different uses on the two levels, whilst maintaining necessary fire separation, escape means and facilities for each area. The proposed additional use of the building as community facility is to enable the ground floor to be used for practice and rehearsals by a brass band. The upper floor could be used for similar performing arts purposes, or as a day nursery, for example, or as offices per the present approval.
The location of the building within the central Douglas area is predominantly residential. To the west side is the detached garage and access alley, beyond which is a block of apartments. It is worth noting the windows of these apartments that face
the property are generally kitchens and bathroom facilities. To the south across Derby Road are residential properties. The adjoining building to the north (which was formerly also part of the chapel and is described on the plan as St Thomas' Church Hall) is currently used as a day nursery for pre-school children. Directly east of the property across Park Road is St Ninian's Lower School (Park Road) playground, beyond which is the Bowling Green public house and its associated car park.
Band requirements
The use of the ground floor by the bands would be generally at evenings and weekends only. Currently the MCB practice Monday and Wednesday evenings from 7.30pm to 9.30pm, with typically 20-30 members attending. MYB practice Thursday evenings 7pm to 9pm and Saturday mornings from 10.30am till 1pm, with approximately 20 attending at any one time. Occasionally the two bands hold a combined practice, maybe once or twice per month. Such a full band rehearsal may have 50-60 people present. The intention would be to maintain these timings so there would be no band use during "normal working hours". It is not intended for the bands to hold performances at the property.
Parking & traffic issues
The area is within the controlled parking area of Douglas, with 2-hour disc zones on the surrounding streets operating from 8am to 6pm (see attached photograph 4). The east side of Park Road is a school bus zone during term times (see attached photograph 5 of sign). The bands' use of the building would fall generally outside the hours of parking restrictions. In addition, there is a detached garage and parking apron on the site for up to 6 cars (see site plan drawing RCB 04). Photograph 6 shows the typical parking on Park Road on a weekend, whilst photo 7 was taken during a test rehearsal of the MCB one Wednesday evening (with no cars parked on the premises as such, see photograph 8). These show that in general there appears to be enough parking spaces available. It has also been discussed with representatives of Park Road School to enable use of the playground for parking, towards which they were generally supportive. Close by there is also the Bowling Green public house car park, use of which may be negotiated with the owners if felt necessary but which has not been pursued at this time. It is also to be noted that many of the band members live locally so would likely walk to rehearsals anyway. The MYB tends to be more a case of parents dropping off and picking up youth band members, so the traffic movement is effectively event-driven, with little associated parking of any duration. The fact that Park Road is one way also makes this drop-off and pick-up process significantly safer than on a two-way street. A consultation meeting was held with Network Planning Section of the Highways Division of the Department of Transport, whose input and assistance is acknowledged and appreciated.
Sound transmission
Clearly the activities of the band will lead to a certain level of noise generation by its very nature. The building has at present little by way of sound absorption other than the natural attenuation provided by the traditional materials used in its construction. To better assess the possible effect on neighbouring properties, the band has conducted test rehearsals to measure noise levels and has (with the current owner's permission) subsequently implemented some simple measures to improve external sound levels, with good effect. It is believed that certain additional acoustic elements (indicated on drawing RCB 03) may further reduce sound transmission, particularly to the adjoining property and to the first floor. It is further hoped that an extended period of test rehearsals will be carried out to better gauge the effectiveness of the sound absorption measures.
1001219
Registered Building status
The property is a Registered Building on the Isle of Man Government Department of Infrastructure Planning Section Protected Buildings Register, number 244. The proposed change of use/additional use would not alter the external appearance of the property and any minor internal alterations would only be carried out following consultation with the department Conservation Officer, whose input this far is also appreciated. Registered Building Consent application is being made at the same time as this planning application for these minor internal alterations.
Peter Foxton
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