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Application No.: 24/01289/CON Applicant: Gold Properties Proposal: Registered Building Consent for demolition aspects to PA 24/91291/B Site Address: St Thomas House 30 Victoria Street Douglas Isle Of Man IM1 2LB Planning Officer: Russell Williams Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 11.06.2025 _________________________________________________________________
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.
The proposed demolition and works requiring Consent are considered to be acceptable and will not give rise to any adverse impact upon the character or appearance of the Conservation Area. The proposals comply with Environment Policy 39 and Planning Policy Statement 1/01.
This decision relates to the following plans and drawings, date stamped received on 13 November 2024: Existing Plans 24/3231/01 Existing Elevations 24/3231/02 Proposed Floor Plans 24/3231/03 Proposed Elevations 24/3231/04 _________________________________________________________________ Interested Person Status none
1.0 THE SITE - 1.1 The application site comprises a large part 4 storey, part 2 story office building located on the corner of Victoria and Thomas Street. The building is Victorian era in style with a rear flat roof extension on Thomas Street from the 1980's. - 1.2 The building is finished externally in painted render walls with stone features and arched windows to the principle building. The modern rear extension has a flat felted roof with painted render to the upper walls and undercroft parking off Thomas Street. Windows and doors are of grey and white uPVC throughout the building. - 1.3 The building has been used historically as an insurance broker office, Use Class 2.1. The premises is understood to have been empty for some time and is in need of repair and maintenance.
2.0 THE PROPOSAL - 2.1 The corresponding planning application seeks approval for the replacement of the roof with new slates, replacement for existing windows and doors and removal of business signage. - 2.2 The works proposed in relation to this application for Registered Building Consent application are considered to involve:
3.0 PLANNING POLICY - 3.1 The application site is located within an area identified as Strand Street Mixed Use Proposal Area under the Area Plan for the East (Map 5 Douglas Central), although the site does not sit along a Primary retail frontage. The site is within the Athol St and Victoria St Conservation Area, but is not within the flood zone. The building is not Registered. - 3.2 The relevant policy regarding the demolition of fabric within the Conservation Area is Environment Policy 39 which states: "The general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the Conservation Area." - 3.3 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man includes Policy CA/6 (Demolition which states:
"Any building which is located within a conservation area and which is not an exception as provided above, may not be demolished without the consent of the Department. In practice, a planning application for consent to demolish must be lodged with the Department. When considering an application for demolition of a building in a conservation area, the general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the conservation area. Similar criteria will be applied as those outlined in RB/6 above, when assessing the application to demolish the building, but in less clear cut cases, for example, where a building could be said to detract from the special character of the area, it will be essential for the Department to be able to consider the merits of any proposed new development when determining whether consent should be given for the demolition of an unregistered building in a conservation area. Account will be taken of the part played in the architectural or historic interest of the area by the building for which demolition is proposed, and in particular of the wider effects of demolition on the building's surroundings and on the conservation area as a whole."
4.0 OTHER MATERIAL CONSIDERATIONS - 4.1 4.1 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man is a material consideration. - 4.2 Section 18(4) of the Town and Country Planning Act (1999) is relevant and states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act".
5.0 PLANNING HISTORY - 5.1 24/01289/CON - Registered Building Consent for demolition aspects to PA 24/91291/B Not determined - 5.2 25/90047/B - Change of use from office (Class 2.1) to children's care facility (Class 4.2), and conversion of flat roof to external play area with glazed railings - Withdrawn
6.0 REPRESENTATIONS - 6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows: Douglas Corporation - No objection DOI Highway Services - No comments have been received - 6.2 No representations have been received from members of the public.
7.0 ASSESSMENT - 7.1 The key consideration in the determination of the application is whether the proposed demolition works will have an adverse impact upon the character and appearance of the Conservation Area. - 7.2 The extent of demolition is generally confied to the Thomas Street elevations of the building and the main roof. - 7.3 With regard to impact of the proposed works on the character or appearance of the building and Conservation area, the proposal involves physical changes to the façade of the building by way of new window and door installations, and the removal of signage. Works to the roof will not be overly visible due to the height of the building and limited vantage points in the area. - 7.4 The proposed works to the windows and doors are generally based on a like for like replacement with regard to the frame colour, glazing pattern and opening mechanism of the windows and doors. Such will replicate the existing and thus aligns with the provisions of Planning Circular 1/98. - 7.5 The replacement of the existing asbestos roof slates with natural Spanish/blue slate is considered to represent an overall enhancement to the appearance of the building and its presence within the Conservation Area. - 7.6 The alterations to the external elevations would also not detract from or impact adversely upon the key features of the property which contributes to the character of the
immediate locality and Conservation Area. Therefore, the proposal is considered to have an acceptable impact upon the character and appearance of the Conservation Area and accords with relevant planning policies and guidance.
8.0 CONCLUSION - 8.1 The proposed demolition and works requiring Consent are considered to be acceptable and will not give rise to any adverse impact upon the character or appearance of the Conservation Area. The proposals comply with Environment Policy 39 and Planning Policy Statement 1/01.
9.0 INTERESTED PERSON STATUS - 9.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons:
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: 12.06.2025 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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