Kings Guest House Conversion Statement
Planning Division Murray House Mount Havelock Douglas Date: 11th February 2019
19/00416 Dear Sirs Proposed conversion of Kings Guest House (formerly Erin Brae) Queens Promenade Douglas to form three self-contained apartments.
Please find enclosed planning application for the conversion of the existing building formerly known as Erin Brae and which is now called Kings Guest House to form three self-contained apartments.
The drawings are as per the attached drawing schedule. The building is registered (no. 177) and a copy is attached here for reference. The original Georgian Building was constructed as a house in 1822. This was later substantially altered by the Victorian's both internally and externally.
The bay window was a Victorian addition as was the staircase internally. The garage was a more recent alteration together with the flat roof dormer window and side extension to the southerly elevation.
It is stated in the registration document that: 'Internally, there still remains some fine quality decorative plaster work, notably the vaulted ceiling in the rear entrance hall and the intricately modelled plaster cornice in the first-floor reception rooms.' together with the external pedestrian entrance gate and iron pillars these are the main features that remain of significant importance.
No mention is made of the existing internal staircase in the report which is not unsurprising as there are many more better examples of Victorian Staircases in other buildings in Douglas. Whilst we have shown this staircase remaining it would be preferable to have it removed and this in our opinion would be more harmonious for the building.
The building has been substantially altered internally and the first floor cornice (referred to above) has been covered up with a dropped ceiling but we believe the original is still fully intact and in good condition above this ceiling.
Ensuite bathrooms have been added to the bedrooms and extensive alterations have taken place with partitions added which have altered the original layout internally.
There is a lack of parking to the existing building with one external space, however it is proposed to add one parking space to the front of the building by widening the driveway.
The existing owner's accommodation has previously been served by this parking space externally and the garage.
It is not possible to add a third parking space without substantial alteration to the front garden and railings. The existing guest house consists of 14 bedrooms many of which are doubles therefore the change of use will result in a net reduction in parking numbers.
The proposal opens up the front second floor reception room back to its original proportions on plan which is referred to in the registration.
There is a new stair and lift serving the upper floors enabling the existing front entrance to be used and retains the vaulted ceiling at the entrance.
The existing guest house needs significant investment in the building due to its dilapidation. There is water damage to the external walls and the roof needs considerable work.
It is not viable for the work to be carried out economically for a small guest house.
We have prepared a comprehensive scheme; sufficient for building control approval and tender of the works to establish the extent of the work to the building at this early stage.
If you have queries please do not hesitate to contact me.
Yours faithfully,
Mark Pearce
BA(hons) Dip Arch RIBA
