Design and Planning Statement

CONVERSION OF A WORKSHOP BAY VIEW ROAD LANE, PORT ST. MARY 3 DEC 2015 DESIGN AND PLANNING STATEMENT Design This is a proposal for the conversion of an existing redundant two-storey, stone-built workshop into a single storey dwelling over garaging.

The building is located on a back lane behind Bay View Road that runs between Lewthwaites Way and Victoria Road, Port St. Mary. It lies at the northern, rear garden end of the plot of 2 Victoria Road. The north-east end wall contains a wide ground floor opening providing access to a garage floor and has two first floor windows. The south-east elevation provides access to the 1.2 m wide side passageway by a personnel door. The passageway is separated from the brick boundary wall of 2 Victoria Road and at the end of which is a rudimentary wc. Within the north-west elevation there are two ground floor windows and two first floor windows. The south-west gable end of the building is party wall to the garden of 4 Victoria Road and does not and may not contain any windows. A purlin roof structure is supported by the gable end walls and single intermediate truss, supporting a slated roof containing some small roof lights. The first floor is supported by the end walls and a transverse steel beam. Vehicular access is provided to the lane and garage from both Lewthwaites Way or Victoria Road, both leading off from Bay View Road.

It is proposed is to convert the first floor of the building into a single dwelling in the form of a first floor apartment with a double garage on ground floor. In order to register the apartment for permanent occupation for two persons the existing first floor area of $42 \mathrm{~m}^{2}$ is to be increased to $45 \mathrm{~m}^{2}$. Removal of the internal staircase and the addition of an external staircase helps to achieve this. This small extension provides an entrance hall to the apartment over the rebuilt ground floor wc. The proposed apartment consists of an open plan kitchen/living area, a double bedroom

and a bathroom opening onto the entrance/hall area. This arrangement allows the truss to be fully exposed in the kitchen/living area. On the ground floor a wc and store are to be located within the proposed extension in order to maximise space for two cars in the garage.

Planning

The principal planning policy documents relating to this site are The Isle of Man Strategic Plan 2007 (the Strategic Plan) and The Area Plan for the South (the Area Plan). Under paragraph 1.4.4 the Area Plan has precedence over the Strategic Plan in the case of any inconsistency between the two.

Within Map No. 7 (Port Erin/Port St. Mary) of the Area Plan, the application site lies within an area zoned as 'Predominantly Residential'. This proposal complies with this designation.

Strategic Policy General Policy 2 sets out criteria to be met for 'Development which is in accordance with the land-use zoning in the appropriate Area Plan and with other policies of [the] Strategic Plan ...'. This proposal meets with all the relevant criteria cited in this policy. Strategic Policy 1(a) makes use of a redundant building and complies with Strategic Plan Appendix 7 Parking Standards by the provision of parking for two cars.

The proposal lies within the proposed Port St. Mary Conservation Area. In respect of this, it is proposed to maintain the traditional character of the building by the use of double-glazed upvc sash replacement windows and painted Chartwell Green. Doors are to be traditional styled upvc and the garage door is to be replaced by an up and over sectional door, coloured Chartwell Green. Two conservation style roof lights are to be provided in the kitchen/living area and one above the bathroom to provide natural light.

The extension is to be clad in timber coloured Chartwell Green on the first floor over a rebuilt structured stone wall. The external staircase is to be in steel with rough timber treads. Overlooking of 2 and 4 Victoria Road is to be prevented by Chartwell Green coloured timber privacy screens attached to the stairs.

December 2015 Hugh Logan Architects Bridge Court 10 Bridge Street Castletown Isle of Man IM9 1AX