25 February 2026 · Delegated
23, Albany Road, Douglas, Isle Of Man, IM2 3nf
The application covers a range of alterations to a residential property within a Conservation Area in Douglas: retrospective re-roofing, re-rendering of exterior walls, installation of rooflights, replacement windows and doors, alteration to a kitchen window, and demolition of a rear outbuilding to create off-road parking. The site is zoned Predominantly Residential and sits within a Conservation Area, making the key test whether the works preserve or enhance the area's character and appearance under Section 18(4) of the Town and Country Planning Act 1999 and Environment Policy 35 of the Isle of Man Strategic Plan 2016. The officer assessed the form, mass, and design of the works and concluded they were acceptable in Conservation Area terms. Highway Services raised no significant concerns about the off-road parking, noting that limited visibility was outweighed by the benefit of removing on-street parking demand on a low-speed service road. Neighbouring amenity was also considered as part of the assessment.
The works were permitted because their form, mass, and design were judged to preserve the overall Conservation Area, satisfying the Section 18(4) test and Environment Policy 35. Highway Services confirmed no significant impact on highway safety, network function, or parking, with the off-street parking dimensions and access arrangement considered acceptable.
Environment Policy 35 of the Isle of Man Strategic Plan 2016
Followed by paragraph 7.29.2, Environment Policy 35 of the Isle of Man Strategic Plan, which set out development in Conservation Areas will only be permitted where they preserve or enhance the character and appearance of the area
Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
Planning Policy Statement 1/98 - The Alteration and Replacement of Windows
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
