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Application No.: 25/00991/CON Applicant: Mr Steven Wilkinson Proposal: Demolition of outbuilding to create off road parking (in association with 25/90990/B) Site Address: Woodbank 23 Albany Road Douglas Isle Of Man IM2 3NF Planning Officer: Vanessa Porter Photo Taken: 02.12.2025 Site Visit: 02.12.2025 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.02.2026 Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
C 1. 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.
This application has been recommended for approval for the following reason.
The proposed demolition works are considered to have an acceptable impact on the wider Conservation Area and meeting with tests of General Policy 2, Environment Policy 35 and Strategic Policy 4 of the IOM Strategic Plan, and according with Section 18 of The Act 1999.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 21st October 2025;
Interested Person Status None
Officer’s Report THE APPLICATION SITE
1.1 The application site is to the rear of the residential curtilage of "Woodbank," No. 23 Albany Road, Douglas which is a two storey end of terrace property situated to the South West of Albany Road. To the North of the site is an access to the rear lane.
1.2 The rear of the property is a rear land which splits and has two routes, one which goes along the rear of the terrace of properties and meets Selborne Drive, this rear lane is called Colden Lane, this lane then splits off and goes along the rear of the properties to the South West of the property along Selborne Drive and meets Tennis Road. Directly to the rear of the property are several garages.
1.3 During the officers site visit, it was noted that the property had scaffolding surrounding it. THE PROPOSAL
2.1 This application runs contemporaneous to PA25/90990/B for the works comprising of the elements below. "2.1 The current planning application seeks approval for the following but not limited to items;
2.2 Registered Building Consent is sought as part of this application for the demolition works relating to the partial removal of the rear wall which is situated to the rear of Woodbank, No.23 Albany Road. PLANNING HISTORY
3.1 There are several applications on the site of which there is a registered building application in connection with this one under PA25/90990/B. PLANNING POLICY
4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the East, Map 4 - Douglas. The site is situated within a Conservation Area but not a Flood Risk Zone.
4.2 Given the nature of the application, being for RB consent works in relation to PA25/90990/B it is most relevant to focus on those policies, which relate specifically to demolition works within a Conservation Area and Heritage policies referenced in PPS 1/01 and The Town and Country Planning Act 1999, S16(3).
4.3 The Strategic Policies which are the most applicable to this application are Strategic Policy
4.4 With regards to the Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man, the most relevant policies are RB/3 & CA/6.
5.1 The following representations can be seen online in full below is a short summary;
5.2 Douglas City Council have considered the proposal and state, "no objection." (24.11.25)
5.3 Manx National Heritage and the Registered Buildings Officer were consulted on the 10th November 2025 of which no consultation has been received at the time of writing this report.
6.1 The building is not registered but does sit within a conservation area, and so assessment to determine the acceptability of the demolition aspects is necessary as per The Act 1999.
6.2 A full assessment of the proposed development has been undertaken under 25/90990/B and considered visually acceptable on the character and appearance of the Conservation Area. All of the demolition works are contained to the rear where there is limited public view. Those elements to be removed do not appear of any substantial interest warranting their protection and their loss would not adversely impact the character and appearance of the conservation area.
6.3 The demolition works are considered acceptable in this case, and there would be no reason to reach a different conclusion to 25/90990/B or to refuse this application in this case.
7.1 The proposed demolition works are considered to have an acceptable impact on the wider
Conservation Area and meeting with General Policy 2, Environment Policy 35 and Strategic Policy 4 of the Strategic Plan, and Section 18 of The Act.
8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013 (As Amended), the following are automatically interested persons:
8.2 The Decision maker must determine whether there are other persons to those listed above who should be given Interested Person Status.
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in
a professional capacity they cannot be given Interested Person Status.
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted Date: 25.02.2026 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner
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