11 June 2025 · Planning Committee
22, North Quay, Douglas, Isle Of Man, IM1 4le
The application concerns the demolition of existing 19th-century buildings at 22/23 North Quay (three-and-a-half storey rendered stone with rear additions) and 25/26 North Quay (four-storey rendered stone and a fire-damaged vacant site with asbestos sheeting), to enable a linked mixed-use redevelopment including shops,…
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The officer assessed the statutory tests under Sections 16(3) and 18(4) of the Town and Country Planning Act 1999, concluding the proposal preserves the setting of adjacent Registered Building 289 (fo…
General Policy 2
Requires development to respect site/surroundings in siting, layout, scale, form, design; not adversely affect townscape character or amenity. Officer found proposal complies as varied contemporary designs (setbacks, gables, glazing) sit comfortably with diverse quayside, enhancing over uniform prior schemes.
Environment Policy 30
Preserves/enhances Conservation Areas. Assessed against variety in historic quayside; demolition harm less-than-substantial, outweighed by enhancement from design maintaining diversity.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character, considering building condition, repair costs, retention efforts, site merits. Demolition acceptable given poor condition, prior structural reports, alterations; replacement enhances via contemporary variety.
Environment Policy 39 - Retention of building in Conservation Areas
Presumption to retain positive contributors. Loss justified by structural issues (e.g., corroded beams at No.25), past approvals, and superior redevelopment merits.
Strategic Policy 4
Protect/enhance Registered Buildings/Conservation Areas. Setting of RB 289 preserved; no works to it.
Spatial Policy 5
Designs make positive environmental contribution. Contemporary approach (not mimicking Victorian) adds to diversity per Area Plan East para 6.8.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
PPS1/01: Impact on Conservation Area character material. Varied elevations preserve special interest.
CA/6 Demolition in Conservation Areas
PPS1/01: Similar to EP35/39 tests met by condition, prior precedents, enhancement.
RB/6 Demolition
PPS1/01: Relevant to registered building setting; preserved per officer/DEFA assessment.
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.
Redevelopment contract required
Works of demolition shall not be carried out until a contract that allows for the carrying out of works of redevelopment has been made and submitted in writing to the Department for approval and planning permission has been granted for the redevelopment for which the contract provides. Reason: In order to prevent a gap site/sites in the Conservation Area, which would harm its character and appearance.
Method statement for adjacent registered building
Before the commencement of any works on site, details shall be submitted to and approved in writing by the Department setting out the method of construction and ensuring the safety and stability of the adjacent registered building. Such details to include structural engineering drawings and/or a method statement to a suitable level of detail. The work shall be carried out fully in accordance with the method statement approved. Reason: In order to ensure that the special architectural and historic interest of registered building 289 is retained and preserved.
Historic building recording
Prior to any works of demolition, a programme of historic building recording of the existing buildings shall be submitted to and approved in writing by the Department. The programme of building recording must be undertaken in accordance with Level Four as set out in Historic England's Understanding Historic Buildings: A guide to good recording practice. The works hereby approved shall be carried out only in accordance with the approved programme, with copies of the record to be deposited with the Planning Directorate and the local Historic Environment Record (HER). Reason: To document the remaining historical and architectural features of interest associated with the buildings that would be lost as a result of the development scheme.
Proposed designs maintain variety of building form and massing characteristic of Conservation Area; setting of RB 289 preserved; recommends conditions for method statement, recording, and materials samples.
The Senior Registered Buildings Officer acknowledges some harm to the Douglas (North Quay) Conservation Area from demolition of historic buildings but judges it less than substantial, considers the proposed design preserves the area's varied character and the setting of registere…
Key concern: degree of harm to the historic character of the Douglas (North Quay) Conservation Area from demolition of historic buildings
Senior Registered Buildings Officer
Conditional No ObjectionI judge the harm to be less than substantial, as in my view their loss would not seriously impact a key element of the conservation area’s special interest.; I consider the proposed North Quay elevation to be varied in its form, massing and finishes.; I judge that the setting of registered building 289 would be preserved by the proposals.; Without prejudice, in the event that the applications are recommended for approval, I would request that the following conditions be added
Conditions requested: Before the commencement of any works on site, details shall be submitted to and approved in writing by the Department setting out the method of construction and ensuring the safety and stability of the adjacent registered building. Such details to include structural engineering drawings and/or a method statement to a suitable level of detail. The work shall be carried out fully in accordance with the method statement approved.; The development shall not commence until a programme of historic building recording of the buildings on the application site has been undertaken, submitted to and agreed in writing by the Department. The programme of building recording must be undertaken in accordance with Level Two as set out in Understanding Historic Buildings: A guide to good recording practice.; No above ground works relating to the development shall commence until sample details of cladding, windows, external doors and roof 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.
