21 October 2025 · Planning Committee (signed by J CHANCE, Director of Planning and Building Control)
27, North Quay, Douglas, Isle Of Man, IM1 4le
The site at 27-28 North Quay comprises two registered buildings (RB289, Newson's Warehouse) dating to the late 18th century: a four-storey stone warehouse at No.27 and a two-storey rendered building at No.28 on a triangular plot at the North Quay/Queen Street corner.
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The main issue was the potential impact on the character and quality of the North Quay Conservation Area/streetscene and Registered Building RB289.
Strategic Policy 4
Requires protection/enhancement of registered buildings/conservation areas. Proposals restore No.27 (national importance as sole 18thC warehouse) outweighing No.28 loss; new design fits varied quayside context.
General Policy 2
Requires good design respecting locality. Contemporary No.28 contrasts No.27/Merchant's House, adds verticality/material variety; overcomes prior refusals' uniformity concerns in massing/fenestration.
Environment Policy 32
Protects registered building character. No.27 alterations minimal/reversing decline; internal frame preserves external fabric/roof trusses.
Environment Policy 35
Preserve/enhance CA character. Restoration + varied new build maintains quayside texture despite No.28 harm.
Environment Policy 42 - character and need to adhere to local distinctiveness
New development reflects local character. Tapered form, differing roofs/materials continue plot rhythm.
Support regeneration of run-down areas
Similar to EP42; scheme enhances historic grain.
Environment Policy 30
Presumption against RB demolition; weighed condition (poor, altered), costs/viability (conversion uneconomic), retention efforts (prior approvals unbuilt), alternatives (small floorspace); benefits of scheme justified partial loss.
Urban Environment Proposal 3
Positive contribution to local character; contemporary approach appropriate per Area Plan East para 6.8.
Urban Environment Proposal 4
Similar to UEP3; mixed uses fit Quayside regeneration aims.
Time limit
The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent. Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
Structural works to No.27 (amended)
Prior to the commencement of works on site, details of the structural works and repairs to the existing fabric to Number 27, including a construction methodology and timescale (and the retention of Number 28 until such time as structural works are completed on Number 27), shall be submitted to and approved by the Department. The development shall not be carried out unless in accordance with the approved details and be retained thereafter. Reason: To ensure the special architectural and special historic interest of Number 27 North Quay is protected and preserved.
External finishes (amended)
Prior to the commencement of construction works above slab level, or refurbishment works to the existing building, details of cladding, window frames, external doors/frames, roof finishes (including the retention of existing undamaged slates), curtain walling, balustrading and outdoor raised decking/ramps/stairs i.e. all external finishes have been submitted to and approved in writing by the Department. The development shall not be occupied/brought into use unless the external finish has been applied in accordance with the approved details, and shall be retained thereafter. Reason: In the interests of the appearance of the development, the visual amenities of the area and preserving the character and appearance of the Conservation Area.
Windows/doors to No.27 (amended)
Prior to the commencement of construction works above slab level, or refurbishment works to the existing building (Nr 27), details of the windows and doors in Number 27 North Quay (to include timber sliding sash units at ground floor level) at a scale of 1:20 are to be submitted to and approved in writing by the Department. Thereafter, the windows and doors are to be installed in accordance with the approved details. Reason: To preserve the character and fabric of the registered building.
DNOC; no objections but note tidal flood risk area; condition ground/basement non-residential and FRA details
Finely balanced; substantial harm from No.28 loss offset by No.27 enhancement; overall positive if structural details conditioned; replacement maintains CA variety despite massing increase
Department of Infrastructure Flood Risk Management Division has no objection subject to conditions due to the site's location in a tidal flooding area.
Key concern: development is in area that is subject to regular tidal flooding
Department of Infrastructure Flood Risk Management Division
Conditional No ObjectionWhilst the Flood Risk Management Department has no objections to this application we would like to point out that the development is in area that is subject to regular tidal flooding.; DNOC
Conditions requested: ground & basement floors can not be changed to residential accommodation as it would be a flood risk; details of the FRA
