Planning Statement

Kelly-Lewthwaite Building Design Ltd

23 Market Street, Douglas, Isle of Man, IM1 2PA. tel:676199, fax:612199, e: [email protected]

Architectural Design & Consultancy

Planning Statement for Proposed Alterations and Extension to Change the Use of Existing Funeral Directors Offices and Workshop Premises into a Single Private Dwelling Proposal Site: 29-31 Hope Street, Castletown, Isle of Man Applicant: Alexander Lewthwaite & Charlotte Meechan Job No: WL/25/1612 Document Reference No: 4 Date: 4-3-25

• 1. Introduction This statement supports the planning application for the proposed alterations and extension to convert the existing funeral directors’ offices and workshop premises at 29-31 Hope Street, Castletown, into a single private dwelling. The property, which has been vacant for several years following the cessation of its commercial use, is situated in a predominantly residential area. The proposal seeks to provide a high-quality residential development that contributes positively to the local area, enhances the building's character, and supports the Isle of Man’s strategic planning objectives.
• 2. Site Description The subject property comprises a two-storey traditional stone-built building with a frontage of approximately 18m and a depth of 6.8m. The ground floor contains office space, a prep room, and associated accommodation, while the first floor is used for workshop and storage. The rear of the building features a large flat-roofed extension of approximately 123m², along with an open yard area of approximately 73m². The total site area is approximately 317m², and vehicular access is provided to a carport/garage from Hope Street. Despite efforts to sell the building for continued commercial use, the premises have been unoccupied for an extended period, demonstrating the non-viability of retaining the property in its current commercial capacity.
• 3. Proposal The proposed development involves the following key elements:

• • Change of Use: Conversion of the building from its current commercial use as funeral directors’ offices and workshop into a single private dwelling.
• • Alterations and Extensions:
• • A modest extension at the rear of the property to accommodate additional living space.
• • Subtle alterations to the external facade, including the relocation of the front door to a more central position to improve accessibility and aesthetic balance.
• • Introduction of three new windows on the rear elevation at first-floor level, matching the existing fenestration style.

Directors: H L Kelly, W E Lewthwaite, Company Registered No: 39310, Vat Registration No: 001 4583 21

• • Removal of the large, unsightly flat-roofed extension at the rear, which will be replaced with landscaped hard and soft areas to enhance the visual appeal and functionality of the site.
• • Replacement of the roof with natural slate and the introduction of conservation-type Velux rooflights to preserve the character of the building while improving its functionality and energy efficiency.
• • Replacement of existing windows with double-glazed sliding sash units to provide modern comfort while maintaining the building's traditional character.
• • Re-rendering of the exterior with smooth painted NHL (natural hydraulic lime) render, enhancing the building’s appearance and long-term durability.
• • Sustainability Features:
• • The provision of low energy underfloor heating throughout the dwelling to improve thermal efficiency and comfort.
• • The upgrading of the thermal values of the fabric of the building by introducing thermal insulation
• • Installation of an electric vehicle charging point to support sustainability and modern living standards.

Car Parking: The existing on-site car parking provision, including the garage and carport, will be retained, ensuring that the dwelling remains accessible and convenient for future occupants.

• 4. Flood Risk The property is identified on the Isle of Man Flood Hub Indicative Flood Risk Map as being within an area at risk of tidal flooding. However, it should be noted that the Castletown Inner Harbour has recently undergone significant flood defence improvements, which are not reflected on the current Flood Map. These defences have been implemented to better protect properties within the area, including the subject property, from tidal flooding risks. The roadway in front of the property, Hope Street, is indicated to be at low risk of surface water flooding. This low risk provides additional assurance that flooding impacts on the property will be minimal. The property itself is situated with a finished ground floor level approximately 465mm above the adjacent pavement level. This elevated position significantly reduces the risk of flooding to the ground floor. In addition, the proposals include the raising of the finished ground floor level by a further 150mm, resulting in a new finished ground floor level of 615mm above pavement level. This elevation will be accompanied by the incorporation of a damp-proof membrane to further safeguard the property from moisture ingress. Given the property’s existing elevated position and the planned additional increase in floor level, it is important to highlight that the property has never experienced flooding internally. The proposals, therefore, represent a precautionary measure that will further reduce any potential flood risk.
• 5. Ecological Impact

The proposed development includes measures to enhance local biodiversity and support native wildlife. As indicated in the plans, shrubbery planting will be incorporated within the site, providing an attractive habitat for house sparrows. These shrubs will offer essential resources, including food, shelter, and nesting opportunities, contributing to the conservation of this declining bird species.

In addition to planting, the development will integrate bat boxes and bird nesting boxes under the eaves on both the front and rear elevations of the building. These measures will encourage local bird and bat populations by providing secure nesting and roosting sites, supporting biodiversity in the area. The incorporation of such features aligns with best practices in ecological conservation and contributes to the wider objectives of enhancing urban wildlife habitats.

• 6. Planning Policy Context The proposal aligns with several key policies set out in the Isle of Man Strategic Plan, including:

• • Policy 2 (Housing Development): This policy encourages the conversion of existing buildings for residential use, particularly in areas where the existing use is no longer viable or appropriate. The proposed change of use will contribute to the supply of housing in a sustainable, well-connected location while preserving the character of the building.
• • Policy 5 (Protection of Residential Amenity): The conversion of this commercial property to a single private dwelling will enhance the residential character of Hope Street, eliminating any potential disturbance or nuisance that a commercial use may cause to neighbouring properties. The proposal is carefully designed to respect the existing context, including the sensitive alterations to the building's exterior and the removal of the unsightly flat-roofed rear extension.
• • Policy 8 (Building Design): The proposed alterations, including the use of natural materials like slate for the roof and NHL lime render for the external finish, are in keeping with the traditional architectural character of the area. The design incorporates modern updates, such as double-glazed sliding sash windows and underfloor heating, which will improve the functionality and energy efficiency of the property.
• • Policy 9 (Sustainability and Energy Efficiency): The proposal introduces energy-efficient features such as underfloor heating and an electric vehicle charging point. The choice of materials, double glazing and the high levels of thermal insulation will help reduce the building’s carbon footprint.
• • Policy 10 (Heritage and Conservation): The building’s traditional stone construction is an important feature of the local built heritage. The design respects this heritage through sensitive alterations, including the use of natural stone, slate, and traditional render, while enhancing the building’s longevity and function.

• 7. Planning History and Precedent While no exact precedent for this specific application exists, there have been a number of applications within Castletown and similar areas where commercial properties have been successfully converted into residential dwellings. These conversions have been well-received and have contributed positively to local communities by addressing the need for housing while preserving the character of historic buildings.

In recent years, several similar applications in the Isle of Man have involved the conversion of former commercial premises to residential use, often in response to a decline in the commercial viability of the properties. These projects have typically focused on enhancing the area through sensitive alterations that maintain the building’s historical integrity while improving the quality of life for future residents.

• 8. Conclusion The proposed alterations and conversion of the building at 29-31 Hope Street into a single private dwelling will enhance the character of the area by removing the potential unneighbourly commercial use and introducing high-quality residential accommodation in a location that is already predominantly residential. The proposals respect the heritage of the existing building while introducing sustainable and modern living features.

In accordance with the Isle of Man Strategic Plan, the proposal contributes to the creation of sustainable residential environments and ensures that the building is brought back into beneficial use. We believe the proposed development will bring long-term benefits to the local community, and we respectfully request that planning permission is granted for the proposed alterations and extension.

Yours sincerely

Wayne E LEWTHWAITE Director