• We have full demolition permission for the warehouse space on the site

• We have full planning permission for the building to go ahead 

• Plan to be open and in use by Easter 2026 

• Read about the Tree here

July 2022 – Removal House was identified as a building which could be utilised as a home for the Douglas City congregation of Living Hope (previously known as ‘Douglas AM’). The site had a warehouse space which had been left derelict and under utilised for a number of years, and only 50% of the available office space was currently under lease. 

Oct 2023 – Following negotiations with the owner, a planning permission process was started under the planning reference 23/01200/B. The permission sought was to reuse as much of the original ‘shell’ and building as possible and was for the Conversion of building from retail (class 1.1) to a community facility (class 4.3). 

Although the building stood in a conservation area, the planning officer’s report states “Due to its different form, finishes, and land use from those of the terraces within the [conservation area], the current building is not considered to be one of the positive features of the [conservation area]. The existing building also neither complements the main positive features of the [conservation area] nor stands as a positive feature of the [conservation area] by itself. Therefore, the existing building is arguably out of place within the conservation area.” 

The officer continued to state that  “Therefore, the newness, combined with a more terraced appearance, is considered to enhance the appearance of the Windsor Road Conservation Area.” 

Living Hope was keen to see the historic water fountain that was so prominent at the front of the building be retained, and from the outset ensured this was a component of the planning application. The plan for this fountain is for it to be reset in the wall, with a working and usable water supply. 

Jul 2024 – Planning Permission for 23/01200/B was granted and the sale of the property continued.  

August 2024 – Contracts exchanged, and the building and land became owned by Living Hope. 

October 2024 – Following further structural work, and assessment of cost to repair and replace parts of the roof, it became evident that the existing roof was not in a condition that could be certified to be safe over a large gathering of people. This was not foreseen at the start of the project, and the Asbestos roof was always going to be professionally encapsulated and left in situ. The roof itself was constructed from re-used railway line spanning significant distances, with large deflections noted along their length. A minor change (24/91222/MCH) was submitted to the Planning Office for “Minor Changes to 23/01200/B including changes to the roof and external walls, omission of proposed gate opening through boundary wall onto St Barnabas Hill, and redesign of rear external area.” 

This was a split decision, as the change to the boundary wall was deemed a minor change, but the changes to the roof line required a more detailed application. 

November 2024 – A new planning application was submitted 24/91281/B “Alterations and extensions to roof, installation of cladding panels to the north elevation; rendering to south elevation and new external staircase on the rear elevation; relocation of cycle storage (in association with 24/01285/CON)”. 

In parallel to this Registered Building Consent for demolition aspects of the building was also applied for. 

December 2024 Application 24/91281/B was also approved with the following comments - 

“The existing building already features large area of flat roof, while the proposal will result in the loss of some pitched roof elements, the primary frontage is to be best maintained and the existing building is not of any traditional merit at the rear, nor a positive contributor to the character of the [Windsor Road Conservation Area], nor its is mentioned in the character appraisal. The works to the roofs are considered acceptable in this specific case, and the building will remain a building which does not contribute to the historic character of the area and is set apart from its surrounding traditional buildings just as is the situation now. View of the building within the immediate streetscene may change but the overall character and appearance of the wider conservation area is to remain preserved in line with The Act 1999, Environment Policy 35 and to have an acceptable visual and amenity impact inline with General Policy 2 of the Isle of Man Strategic Plan 2016”

The demolition of the existing structure was also given with the following comment – 

“The proposed demolition works are considered to have an acceptable impact on the wider Conservation Area and, just as with the concurrent application 24/91281/B, meets with General Policy 2, Environment Policy 35 and Strategic Policy 4 of the Strategic Plan, would align with Section 18 of The Act 1999 as well as Planning Policy Statement 1/01 and the conservation area character appraisal.” 

January 2025 – Drains were surveyed which showed a collapsed drain in the roadway. This is likely to have been caused by traffic and machinery over the years, and from the road surface it was clear from the ‘dip’ in the road that damage had been occurring over a long period of time. 

Specialist Asbestos removal contractors came to the site to remove the asbestos roof sheets from the walls and components of the roof.  

February 2025 – Specialist demolition contractors attend the site and start removing the building as per the demolition order of 24/91281/B.  

As demolition began, it was discovered that the majority of the building foundations and brick walls were sat on minimal foundations, and a large amount of beach pebbles used as back fill, this was far from ideal. 

Further investigation showed a large amount of historically buried asbestos and contaminated block work that had been buried on the site, which all needed specialist contractors to remove and dispose of correctly. 

During this process, a small brick wall (highlighted in red below) fell down, this wall had not been on the demolition order and this was later realised following a visit from the Planning Office. 

February – May 2025 

Internal work was undertaken, and Asbestos removed and the site stablised with hardcore and retaining walls. 

Living Hope met with the Planning Office at this time to establish the correct way forward to re-instate the wall which was inadvertently demolished, as well as to address a number of matters to the internal design to reduce the floor height. Reducing the floor height meant less material needed to be used to re-fill where the asbestos contaminated material had been removed.  

It was agreed that a whole new Planning Application should be submitted, this would incorporate the following already agreed applications: 

23/01200/B - Conversion of building from retail (class 1.1) to a community facility (class 4.3) 

24/91222/MCH - Minor Changes to 23/01200/B including changes to the roof and external walls, omission of proposed gate opening through boundary wall onto St Barnabas Hill, and redesign of rear external area. 

24/91281/B - Alterations and extensions to roof, installation of cladding panels to the north elevation; rendering to south elevation and new external staircase on the rear elevation; relocation of cycle storage (in association with 24/01285/CON) 

24/01285/CON - Registered Building Consent for demolition aspects to PA 24/91281/B 

And – lower the main floor height, which in turn made changes to the external ramps to the building as well as some minor changes to the retaining walls at the rear of the property. The wall which was inadvertently knocked down outside of the demolition order was to be replaced in the same position, as per the original plans. 

June 2025 – An application for the above was submitted, and due process was undertaken with the relevant time periods for comments. There were no objections received to this application during the time period. 

July 2025 – To take advantage of a ‘slot’ in traffic management between Manx Utilities works and Manx Grand Prix, Finch Hill road was shut for a number of weeks to enable the drainage that had been slowly deteriorating over decades to be replaced. Electricity supplies and telecoms cables were also re-routed at this time to prevent further disruption. This project was completed a week ahead of schedule thanks to favourable weather conditions and excellent work from the appointed contractor. 

August 2025 – The Living Hope team received notification that the planning application 25/90568/B had been refused, however 25/00567/CON which covered the demolition of the wall had been Permitted. 

September 2025 – Following further discussion with the planning office and other interested parties. A minor change was submitted under 25/90850/MCH - Minor change to 24/91281/B (Alterations and extensions to roof, installation of cladding panels etc) amendments to internal floor levels and external terrace levels with associated entrance steps and ramps, amendment to rear site bank retention. 

As this minor change resolved the matter of the heights of the floor slab, accessibility concerns and the changes to the rear wall it satisfies all the requirements of the planning process. 

October 2025 – This minor change was permitted, and the site has full planning permission to continue the original development with the following comment from the planning officer report: 

“The appearance of the proposed building does not change. The change from retention walls to gabion baskets does not have a new impact. The alteration to internal floor space does not drastically change the number of people that can be accommodated in the main space. These alterations are minor in the context of the entire proposal, and the intensity of the proposed use remains unchanged; therefore, the changes made can be considered minor.” 

The Tree – There is no tree on the Living Hope site, however the neighbouring property has a small, planted area where a self-seeded sycamore tree has grown. This tree is penetrating the retaining walls and pavement causing damage to the wall, and ultimately the stability of the footpath and surrounding areas. 

This tree is not a ‘Registered Tree’ - Isle of Man Government - Tree protection. Living Hope is aware that the landowner has applied for this tree to be removed (licence 438/25), with the following conditions in that the owner is required to plant 1x Himalayan birch (Betula utilis ‘Jacquemontii’) at Sovereign House within the planter in the same location as the existing tree. The replacement tree shall be; 

a) at least 1.5m tall at the time of planting; and, 
b) planted with at least 1 tree stake and tie for support and, 
c) planted in its final position in the first planting season (November – March) following the removal of any of the trees covered by this licence.