**Document:** Design Statement **Application:** 15/00773/B — Alterations including new shop frontage, doorway, installation of Juliet balconies and dormers, erection of extension to provide cold store, conversion of Nos. 15 basement from living accommodation to provide wine cellar and staff room, and ground floor from retail to extend existing restaurant and creation of a hall and reception to service existing upper floor apartments **Decision:** Permitted **Decision Date:** 2015-11-12 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/6293-braddan-14-15-north-conversion-extension/documents/1542886 --- # Design Statement ## Design Statement 22nd October 2015 The applicant is the owner of the existing 14 North restaurant located in No.14 North Quay Douglas. The restaurant has traded successfully for a number of years and when the adjacent No.15 North Quay building became available, the applicant purchased the building in order to allow the business to expand. No.15 North Quay presently has self-contained flats at first, second and third floor. However, a previous owner in creating the apartments had not done so in accordance with the Building Regulations Approval or the Flats Regulations, and as such they are currently not able to be legally occupied. In addition, the living spaces to the North Quay elevation of both No.14 and No.15 at third floor level have small dormer windows, the cell level of which is over 1350mm above floor level, meaning that any occupants have to stand actually at the dormer window in order to get any kind of view out of the window. As a result, these third floor rooms have restricted natural light and are oppressive, rendering them unpleasant for occupants. The applicant therefore sought to achieve the following in submitting the application; - The extension of the seating area of the existing 14 North Restaurant at ground floor level into the adjacent No.15 North Quay in order to expand their business and its offer to the residents of the Isle of Man - To harmonise the frontage of the restaurant whilst expanding it at ground floor level, including its signage - To rectify the internal layout deficiencies of the existing apartments in No.15 North Quay in order to bring them into compliance with the Flats Regulations and therefore a lettable going concern - To rectify the issue of the windows at third floor level on the North Quay elevation in order to provide an improved internal environment for residents of the apartments, rendering them more lettable - To maintain a defined access to the apartments from North Quay to make them a welcoming and desirable rental location The proposals as submitted provide for the extension of the ground floor restaurant seating area at ground floor level internally, with the external seating areas adjusted to reflect the revised entrance door location to the restaurant. The frontage at ground floor is fully replaced, with the openings to No.15 amended to increase the area of glazing for the restaurant, the whole being in the same materials and style, and with the entrance door re-located into No.15. The signage above is kept in the same format and colour as the existing, but is extended across the enlarged frontage. The door to the apartments is situated to the right hand side of the ground floor elevation of the restaurant, with the signage over in the same style and format but separated by a small amount to differentiate the entrance, this is further enhanced by the door to the apartments being decorated in a maroon colour which matches that in the signage of 14 North, therefore being complimentary to the frontage as a whole, whilst differentiating the entrance to the apartments. The windows to the North Quay elevation at first and second floor are indicated to be replaced by new painted timber sliding sash double glazed windows with horn details, whilst the third floor dormers are replaced by a larger dormer modelled on the style of that of No.12 North Quay, but with a cill level at 575mm above floor level, thereby improving the view and lighting levels within the third floor apartments for occupiers. Whilst this means that the dormers in No.14 and No.15 break the eaves line of the group of buildings from No.12 to No.15, the visual appearance of the proposal, with No.14 & 15 being decorated in the same colour, together with the existing pattern of chimneys, and the symmetry of the window fenestration, this creates a harmonious whole which reads as a single building. This is reinforced by the fact that the spacing in the pattern of windows between No 13 and No.14 North Quay is considerably wider than that between those of No.14 and No.15, further giving rise to the proposals being read as a whole building. To demonstrate the visual appearance of the proposals within the context of the surroundings, a photomontage is attached to this design statement for the benefit of the Planning Officer and Committee. It should be further noted that No.12 North Quay was re-built in the last ten years and at the time, the floor levels were adjusted such that the dormer window at third floor in that building is at a normal residential level, affording proper natural lighting levels and views for the occupants. Were the applicants to position the proposed replacement dormers in No.14 and No.15 at the same level as that of No.12, then there would be no improvement in the internal conditions as the floor level is different to that of No.12, the cill level would still be 1350mm above floor level. It is therefore vital that the dormers are positioned as they are within the proposal, in order to improve the third floor apartments for future occupants. The applicant would note that the proposals represent a further investment by them in the future of the Island and its restaurant scene, allowing 14 North to grow and increase employment, which together with their other restaurants the 'Little Fish' and the 'Bath and Bottle' are providing both employment for Island workers, and high quality restaurant services for Island residents and tourist visitors alike. This approach to quality is bearing fruit, with recent recognition in The Sunday Times food magazine. The applicants would respectfully ask that the application proposals are given favourable consideration to allow their business to flourish. --- *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/6293-braddan-14-15-north-conversion-extension/documents/1542886*