APL Planning Statement

Planning Statement

Address: 2 Marathon Terrace, Queens Promenade, Douglas, Isle of Man

• 1.0 The Application Site
• 1.1 The application site is a mid terrace townhouse over 5 floors in height on Queens Promenade, Douglas.
• 1.2 The building is currently split up with a self contained apartment to the upper 2 floor levels, separate residential to the lower levels. There is also a commercial premises single storey to the front of the property. This ties in with the surrounding shops on Queens Promenade and is leased out by the Applicant.

• 1.2 The building is approximately half way along Marathon Terrace located on Queens Promenade. The rear of these buildings back onto Switzerland Road. It is of similar style to the immediate surrounding buildings that are a mix of guest houses, apartments and single dwellings. On the Douglas Local Area Plan 1998, Marathon Terrace falls within an area deemed Tourism/Leisure. The surrounding area is a mix of commercial, tourism, leisure and residential. It should be noted that a large portion of Queens Promenade is similarly deemed tourism/leisure but has numerous buildings used as residential.
• 1.3 The building is finished with a painted smooth render to the front elevation and spar dash finish to the rear elevation. The roof is dark slate with three rooflights located to the rear pitch.
• 1.4 The building as mentioned above has a self contained apartment to the upper two floor levels. This is accessed directly from Switzerland Rd. This apartment comes under planning permission number 87/00396/B.

• 2.0 Proposal
• 2.1 Full planning approval is sought for the refurbishment of 2 Marathon Terrace to create 4No. Apartments to be used as residential and tourism.

• 2.2 It is proposed to form a small balcony to the first and second floors as shown on the proposed front elevation. These balconies would have balustrading to match the existing railings to the flat roof of the shop at the front. The balconies would be accessed through single doors replacing the existing windows thus allowing the opening location to remain the same on the elevation and not be detrimental to the aesthetics.
• 2.3 The single storey commercial premises to the front elevation will remain in place and not be altered.
• 2.4 It is proposed to install a Velux Cabrio or similar rooflight system to the front roof pitch. This will be a positive and appealing addition to the upper floor apartment and allow for excellent views over Douglas Bay whilst not impacting the overall front elevation.
• 2.5 The rear elevation will see the addition of a three storey infill extension to part of the existing yard area adding approximately 44m2 floor area including external walls to the existing building. The entire rear elevation will be re rendered with a smooth finish to match the front elevation.
• 2.6 Internally, the ground and first floor apartments would be accessed via the main front elevation door whilst apartments to the second and third floors would be accessed via a separate rear door off Switzerland Rd similar to the existing. The basement would be accessed from the front elevation door and be self contained as an office.
• 2.7 Internally, there will be an apartment to each floor level (barring basement) giving a total of 4 apartments with bedroom amounts ranging from 3 bedrooms to 1 bedroom.
• 2.8 The main part of the building (barring the upper apartment) has been empty for some time and is a perfect basis to create better residential/tourism units.
• 2.9 The proposal ties in completely with the surroundings regarding proposed use.

Key Policies for the Proposal

Below are the key Strategic Planning Policies that have been reviewed and taken into consideration during the creation of this proposal.

General Policy 2

General Policy 2 contains some useful wording: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;

• (c) does not affect adversely the character of the surrounding landscape or townscape;

• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways". Housing Policy 17

Housing Policy 17 of the Strategic Plan could be classed as a relevant policy in terms of the principles it outlines: "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." Transport Policy 7

The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.' The standard in respect of town centre residential development is one car parking space per each one-bedroom flat and two spaces per each two-bedroom flats but this can be relaxed when having regard to:

(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 surrounding area.

• 3.0 Amenity
• 3.1 Each apartment is self-contained, 1x studio, 2x two bedrooms and a further 1x three bedroom apartment. The apartments are of a good size, large enough to accommodate an open plan lounge, kitchen and dining room with outlook to the front elevation with views over Douglas Bay and a pleasant clear outlook. There is adequate space to allow for the drying of clothes etc, with all apartments being installed with tumble dryers, central heating and storage cupboards throughout.
• 3.2 Each apartment will be installed with it’s own under counter compartment recycling bins.

• 3.2 Due to being a town centre development there is no outdoor amenity space provided barring to the lower level apartment utilising the rear yard space. However there is good access to public open space in the nearby vicinity, namely Douglas Promenade, Villa Marina Gardens, The Quay, The Beach, Derby Square Gardens and Nobles Park. All these in close proximity would comfortably allow for respite from the main activity to the area.
• 3.3 Bin provision will be to the rear elevation directly off Switzerland Rd for Apartments 1,3 and 4. The existing layout will be amended and each apartment will have a 240 litre general waste bin. Apartment 2 and the basement office will have access to refuse bins to the front as per the existing commercial units. As per 3.2, each apartment will have internal recycling bins and these can be taken to the local recycling drop off points located throughout Douglas.

• 4.0 Parking
• 4.1 There is no on site car parking provision.
• 4.2 Transport Policy 7 requires one parking space per one bedroom apartment and two per two bedroom apartment. This equates to 7 spaces to serve the 4 apartments. Under the strategic plan the parking requirement for town centre offices require 1 space per 50sq meters of net office floor space. This equates to 1 space for the basement office area. Whilst these spaces cannot be achieved on site we feel flexibility should be given due to the application site being in the town centre which is within close proximity to primary public transportation links.
• 4.3 The proposed will technically increase the existing parking demand from 4 spaces to 8 spaces.
• 4.4 The site is close to bus stops serving the entire island and only a 10 minute walk into the centre of Douglas and the main bus depot, offering routes throughout the Island, and is also centrally located within the Island's capital. There are also taxi ranks, local services and employment opportunities to encourage pedestrian movement among the above.
• 4.5 There are numerous on street parking spaces surrounding the site to Douglas Promenade and Switzerland Road.
• 4.6 This all works with the strategic plan where it allows for a relaxed standard where "In the case of town centre and previously developed sites, the Department will consider reducing this requirement having regard to: (a) the location of the housing relative to public transport, employment, and public amenities".

Provision is allowed within the strategic plan in Appendix 7, Parking standards, A.7.1 which says "however, in general, the need to find a use for redundant buildings which are in sound condition will outweigh the drawback of any shortfall in parking provision".

• 4.7 With the above it is felt an objection on grounds of a lack of parking is not considered significant enough to warrant a refusal. Cycle Storage

Cycle parking spaces shall be positioned to the shared rear entrance space. These will be semi vertical mounted racks and allow a minimum 1 space to each of the apartments.

In reality the ground floor apartment will house any bicycle within the apartment. Conclusions

It should be considered that the proposal can be viewed favorably when assessed against each of the key criteria. Provisions have been made from the Development Plan with strong regard for Strategic Plan Policies:

• - General Policy 2
• - Housing Policy 17
• - Transport Policy 7 It is felt that the proposal complies with the Policies outlined above.