Secretary To The Planning Committee Planning Department D.O.L.G.E. Murray House Mount Havelock Douglas Isle of Man IM1 2SF
3rd November 2005 Ref: MP/D.O.L.G.E.
Dear Sirs,
Review Submission Planning No: 05/01028/B
Proposal: Approval for the conversion of basement level into 2 apartments with additional car parking for 3 cars Address: Aston Ville, 38/40 Castlemona Avenue, Douglas Applicant: Norlands Ltd
Description of Site
The development area consists of the lower ground floor of number 38 and 40 Castlemona Avenue, Douglas, which is also due to the level difference at ground floor at the back of Esplanade Lane.
At the frontage to Castlemona Avenue there is a front garden which the proposed flats will face on to.
The existing lower ground floor is in a considerable state of disrepair with water ingress, rising damp, mould growth and generally in a very bad condition.
The rear lean-to requires extensive work which we feel is beyond economic repair, hence the demolition of the existing outbuilding.
The Proposals
The proposals represent a viable use for the lower ground floor of these buildings which require investment to repair, and refurbish the very delapidated building.
The front garden will be lowered and landscaped to give an outlook for the flats. The outlook here will be far better than most others on Castlemona Avenue.
We have amended the section showing the front garden so that this area is both usable as a terrace area and with planting, will form a pleasant outlook from the living space.
The front windows to the proposed living rooms also face west and will have sunlight directly in the windows for the majority of the afternoon dependant on the time of year.
A blue-tinted photograph showing exposed structural beams and framing, likely depicting interior construction work or renovation details.
Mp
ASSOCIATES
Architects & Interior Designers
Harrogate
&
Salisbury House Victoria Street Douglas Isle of Man IM1 2LW
Mark Pearce BA (Hons), Dip(Arch) RIBA- Managing Director,
Sarah Butler
Company Secretary
MP Associates Limited. Registered in Isle of Man No. 90132C VAT No. 001 4928 13
Bin Store
A low-resolution, blue-tinted image showing intersecting wooden beams or joists and a white pipe, likely a view of a ceiling structure.
The bin storage is currently at the front of the building onto Castlemona Avenue. Our original drawing was unfortunately incorrectly annotated. The basement is in such a state that the occupants of the flats at higher level will not go through the lower ground floor. It is a serious health hazard and with the buildings to the rear being in such a state they are not suitable for any use at this time.
We have therefore now indicated a timber enclosure at ground floor entrance level for the bin store. This is adjacent the rear yard to the Empress Hotel which will also help screen this from the flats entrance.
Car Parking
We note that the Department of Transport are not objecting to the proposals and disagree that the parking is not usable.
There is more than adequate space for a parking bay of 2.4m x 4.8m which also has sufficient access from Back Esplanade Lane for access and egress.
Without this development progressing the lower ground floor is uneconomic to refurbish and no other use can be found for the site.
The benefits for both Castlemona Avenue and Back Esplanade Lane in bringing this space far outweigh any minor problems that may be envisaged.
We respectfully request that the Planning Committee approve this application. Yours faithfully
