Statement

Planning Statement

4-5 Castle Mona Avenue, Douglas, Isle of Man 1914.01 Rev -

July 2025

• 1.0 INTRODUCTION

This Planning Statement accompanies a planning application seeking approval for the conversion of an existing mixed-use property into three self-contained residential apartments at 4–6 Castle Mona Avenue, Douglas. The proposals include minor external alterations, internal reconfiguration, and the provision of appropriate refuse and cycle storage.

The property is currently arranged as a part-residential, part-commercial premises. The proposed development will reconfigure the existing building to deliver three residential units over basement, ground, first, and second floor levels. Each apartment will have access to high-quality internal living spaces and associated amenity provision.

This application reflects a commitment to providing well-designed, energy-conscious urban housing that supports the ongoing regeneration and housing delivery objectives of the Isle of Man Government. The proposals offer a sustainable re-use of existing built fabric in a central, accessible location, without compromising neighbouring amenity or townscape character.

This document should be read in conjunction with the following submitted drawings:

•  EX01 – As Existing Plans, Elevations and Sections
•  P01 – Proposed Plans, Elevations and Sections

Aerial Image of Site and surrounding area from Google Maps

• 2.0 CONTEXT LOCATION

The application site lies within Douglas town centre, on Castle Mona Avenue, a well-established, predominantly residential Victorian street situated between Broadway and the Villa Marina. The building sits within walking distance of a range of services and public transport links, with a highly accessible location that supports a sustainable, car-free lifestyle.

The existing property is an end-terrace three-storey building with basement, a rendered façade and uPVC window. Surrounding buildings are predominantly residential, with a mix of houses and apartments, often in former guesthouses buildungs and small commercial uses along the street. This development aligns with the Isle of Man Government’s wider regeneration aims, as set out in the Island Infrastructure Scheme, and supports compact growth through brownfield re-use. The property has been for sale for some time in its current state, with no interested buyers.

View up Castle Mona Avenue, with site located to centre right.

• 3.0 EXISTING SITE AND LANDSCAPE CHARACTER The existing building comprises:

•  A basement with ancillary storage and service space.
•  A ground floor formerly used as a small shop or café, with prep kitchen and seating. (formerly used as a fish-and-chip shop)
•  Upper floors arranged as domestic accommodation, albeit currently poorly configured for modern living.

The property has no rear garden or curtilage but fronts directly onto Castle Mona Avenue. Bins are currently stored on the street, and the internal layout is dated, inefficient, and under-utilised. There is no significant external landscaping, and the building is in need of renovation to meet current standards.

• 4.0 PLANNING CONTEXT:

The site lies within the Douglas settlement boundary as defined in the Isle of Man Strategic Plan. It constitutes previously developed (brownfield) land, reuses and existing building whilst preserving its character and benefits from access to infrastructure, services, and transport, aligning with planning policy.

The property is not listed, nor is it within a conservation area. However it does sit adjacent to the Douglas Promenade Conservation Area. Therefore, due regard has been given to maintaining the external character of the building and its setting in the street.

No known planning applications relating to change of use or conversion have been refused on this site, and the current proposals do not involve demolition or additional area via new build. The works considered proportionate and appropriate under Manx planning policy.

Previous application on site include:  04/02472/B - Installation of uPVC casement windows to replace existing on front and rear elevations

• 5.0 DESIGN PRINCIPLES AND ARCHITECTURAL PROPOSALS

The design retains the existing building, with sensitive interventions to reconfigure the internal layout to provide:

•  Flat 1 (Ground Floor): A one-bedroom apartment accessed directly from the street with open-plan, split-level kitchen/living space and a bathroom, with external access to a shared communal refuse and cycle storage. Landlord access to the basement is maintained via a new internal hatch to the basement and there is a communal entrance and stairwell to the upper floor flats.
•  Flat 2 (First Floor): A one-bedroom apartment with kitchen, bathroom, and lounge.
•  Flat 3 (Second Floor): A one-bedroom apartment with kitchen and lounge, bathroom.

Key design principles:

•  Minimal external changes, preserving the building’s appearance and rhythm in the streetscape.
•  New uPVC front door and window within a reduced opening to improve energy efficiency and visual consistency.
•  Internal insulation and upgrades to meet modern building regulations for residential accommodation.
•  Dedicated bin/recycle and cycle storage with easy access for residents from the street.
•  The proposal provides much needed additional housing with good natural daylighting, and ventilation while retaining the architectural integrity of the existing building.

• 6.0 IMPACT AND VISUAL AMENITY The proposal has been carefully considered to ensure:

•  No increase in building height or massing.
•  No loss of privacy or overshadowing to adjacent properties.
•  No overlooking, with existing window positions predominantly retained.
•  Enhanced character of the building through subtle modernisation and refurbishment. Given the minor scope of external alterations, the visual impact is minimal and in keeping with the wider terrace. The proposed conversion will improve the building’s long-term viability and positively contribute to the local streetscape.

• 7.0 ACCESS AND MOVEMENT

•  Vehicular Access: No changes are proposed (ie. No onsite parking). The site is centrally located with excellent access to local public transport services and is suitable for a car-free lifestyle.
•  Pedestrian Access: The design allows for clear pedestrian routes from the street to the main entrances, ensuring accessibility. Pedestrian access from the property into the town is provided onto Castle Mona and onto the Promenade.
•  Public Transport: The property sits along multiple bus routes and the horse tram.
•  Refuse and Cycle Storage: Space is allocated for bin/recycle storage and there is sufficient space for cycle parking, supporting sustainability objectives. Bin and cycle storage are located in the same area due to the spatial constraints of the existing building and site.

• 8.0 CONCLUSION The proposed conversion of 4–6 Castle Mona Avenue into three self-contained apartments represents a sustainable, policy-compliant form of development that:

•  Makes efficient use of brownfield land within the Douglas settlement boundary.
•  Supports regeneration aims and the delivery of diverse housing typologies.
•  Minimises visual and physical impact on neighbouring properties.
•  Respects the character of the existing building, wider street and adjacent conservation area.
•  Improves energy performance and living standards in a well-connected, central location.

The proposal will deliver high-quality urban living accommodation in a manner that is sympathetic, sustainable, and aligned with the Isle of Man’s housing and planning objectives.