Statement

Planning Statement – Change of Use Application

Property: Ainsdale, 2 Empire Terrace, Douglas, Isle of Man, IM2 4LE

Proposal: Incorporation of Ground Floor into Existing HMO Use

1. Introduction

This planning statement accompanies a change of use application for the ground floor of Ainsdale, 2 Empire Terrace, Douglas. The applicant seeks permission to formally include the ground floor as part of the building's established HMO use, enhancing capacity and communal amenity provision.

2. Existing Use

• The upper floors of the property have been operating as a House in Multiple Occupation (HMO), with a Lawful Use Certificate granted, excluding the ground floor.
• The ground floor has not been in residential use and is currently unoccupied.
• In October 2009, planning approval was granted for the change of use of the former restaurant to a residents' dining area, including the installation of rooflights to support bedroom amenity.

3. Proposed Development

The proposal is to incorporate the ground floor into the existing HMO layout, providing:

• Four additional bedrooms
• A generous shared kitchen and dining space
• A bike store area accessible to all residents

All habitable rooms will be protected by dual PD30-rated fire doors, supported by adequate emergency lighting, and an integrated system of smoke, heat detectors, and sounders, ensuring robust compliance with Housing Regulations 2017 and fire safety guidance.

Internal alterations will include:

• Creation of two new bedrooms in the bay window area
• Reduction in kitchen dining size to allow for a fire corridor
• Shared access provision for new and existing tenants
• Amendment of existing rooflights to enhance natural lighting to rear bedrooms

Recommended Lux levels for bedrooms fall between 60–100 lux. To achieve this, the existing soffit to the light well will be removed and replaced with an angled partition lined with reflective material, increasing light diffusion and meeting habitable standards.

4. Planning History & Consultation

The applicant's architect, Mark Blair, consulted Planning Officer Jason Singleton on 17 June 2025, specifically regarding Planning Refusal 25/90131/C. The conversation addressed improvements to the operability of skylight windows and natural light provision. These suggestions have been adopted in the revised scheme and are reflected in the attached drawings (Ref: 2025-031-103).

5. Regulatory Compliance & Local Impact

• The proposal complies with the Housing Regulations 2017, Workplace (Health, Safety & Welfare) Regulations 1992, and relevant fire safety standards under BS 9991.
• The scheme ensures suitable access, compartmentation, and egress protection.
• The development responds to local accommodation pressures without altering the external façade or disrupting neighbouring properties.

6. Conclusion

This application represents a thoughtful, well-documented integration of the ground floor into the existing lawful HMO arrangement. It enhances resident amenities, increases occupancy responsibly, and meets all regulatory and environmental standards — while addressing previously noted planning concerns.

The applicant respectfully requests approval of this change of use to support better housing provision in Douglas and secure long-term sustainability of the property.