**Document:** Planning Support Statement Ellis Brown **Application:** 16/01186/B — Conversion of former guest house to create four apartments. **Decision:** Permitted **Decision Date:** 2017-01-24 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/23033-braddan-29-castlemona-conversion-dwelling/documents/1326886 --- # Planning Support Statement Ellis Brown ## Proposed application for conversion of Former Guest house to 4 apartments, at 29 Castle Mona Avenue, Douglas, Isle of Man. ### Statement to support the planning application Ellis Brown Prepared by Elliis Brown Architects 12 Strathallan Crescent Douglas Isle of Man IM2 4NR ## Proposed application for conversion of Former Guest house to 4 apartments, at 29 Castle Mona Avenue, Douglas, Isle of Man. ### Statement to support the planning application Ellis Brown Architects #### 1.00 The Site The site is located in in Castle Mona Avenue, accessed from Douglas promenade just north of its junction with Broadway. The existing property at the application site is a former guest house, now a house of multiple occupation with 10 letting rooms. The existing building and context of the site is illustrated on drawing number 16-2575- 01 #### 2.00 The Proposal The Applicant is the potential purchaser of the property. The property is in a poor and deteriorating condition, greatly in need of attention, both internally and externally. The current owner is aging and selling as the large property has become too much in terms of up keep and is believed to be relocating to be closer to family in the UK. The applicant - our client, wishes to purchase to refurbish and renovate where required with internal alterations to allow the property to be 4 selfcontained apartments. #### 3.00 Planning history. The property has been subject to 2 applications that relate to: 00/02446/B - the installation of uPVC, Windows, But more relevant, 90/00618/A - The approval in principle of the conversion from a hotel to 4 self-contained apartments. It is unclear why this application / approval was not progressed to full approval and the project undertaken, but it demonstrates that the principle was accepted. Additionally, there are similar properties in the area that have been converted in a similar manner, demonstrating that the proposed use is consistent with the area and location. No 19 castle Mona Avenue has the most recent application - 13/00025/B and the immediately adjacent property at number 27 was subject to an application and approval ref $87 / 04413 / \mathrm{b}$. Other properties in the area have also had planning approvals, mainly for replacement windows. The street has a predominantly guest house / private dwelling use, giving a mix of property use in the area. ## Proposed application for conversion of Former Guest house to 4 apartments, at 29 Castle Mona Avenue, Douglas, Isle of Man. ### Statement to support the planning application ### 4.0 Pre application consultation. E-mail dialogue was held with Mr Chris Balmer of the Planning and building control division of the Department of Infrastructure and communication was made with Highways division of the department. ### Planning discussions. Mr Balmer advised that this kind of proposal was common in Douglas, and the matter of parking was highlighted. The advice was that rarely did this type of proposal provide parking on site, due to their inherent nature. We will return to this matter later. However further 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 the lane that runs along all the rear of the properties. (b) The principle rooms will face the street, where the primary aspect and light is located. (c) Parking will be on the street in the disc controlled zone as the existing situation. ### Highways discussions. Returning to the parking element, at one of their "surgery sessions" the proposals were discussed with Mr Almond, of the Highways division. The Isle of Man Strategic Plan 2016 includes, in appendix 7, the parking standards. 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 ## Proposed application for conversion of Former Guest house to 4 apartments, at 29 Castle Mona Avenue, Douglas, Isle of Man. ### Statement to support the planning application Ellis Brown Architects town centre locations and previously developed sites and the standard being relaxed, subject to certain considerations. Matters to consider are: - The existing buildings' current use. This is one of letting rooms of which there are 10. In addition to this the building has a resident landlord unit at ground floor, so therefore has the potential for there to be up to 11 different individual users of the building, potentially all having a vehicle. The proposal reduces the number of individual households to 4 , thus having the potential to reduce the number of vehicles in the street. 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 within walking distance of numerous bus routes, located primarily on the promenade, and Broadway. 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 on the promenade and beach, and a further 1 minute away in the public gardens at the Villa Marina. (b) The proposed apartments are all 1 bedroom units with the exception of 1, a 2-bedroom unit. This would suggest that the occupants would be single people or couples. (c) The site is located where street parking is the norm and a reduction in density such as this proposal can only have a positive effect. The proposal has the potential to reduce the density and consequently the vehicle numbers. ## Proposed application for conversion of Former Guest house to 4 apartments, at 29 Castle Mona Avenue, Douglas, Isle of Man. ### Statement to support the planning application Ellis Brown Architects The proposed refurbishment would utilise the existing services located within or in the vicinity of 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 location is such that it is in easy reach of the main employment and retail centre of Douglas town. The public spaces at the beach, promenade and Villa marina gardens 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. Drawings in support of the planning application. Ellis Brown Drawings 16- 2575-01 Plan and elevations as existing. Location and site plan 16- 2575-02 Plans and elevations as proposed. 16-2575-03 Location plan - showing proximity to transport employment and amenity. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/23033-braddan-29-castlemona-conversion-dwelling/documents/1326886*