20 February 2026 · Planning Committee
Wavecrest, 12, Empress Drive, Douglas, Isle Of Man, IM2 4lq
The proposal involves converting an existing five-storey end-terrace guesthouse in the Douglas Promenades Conservation Area into an HMO with 14 en-suite bedrooms across ground to fourth floors, including a manager's apartment, communal lounges and kitchens, plus new secure external bike storage and bin store integrated…
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The proposal was approved because it represents an efficient reuse of a redundant guesthouse in a highly accessible urban location, contributing to housing supply in line with reducing household sizes…
General Policy 2
Requires consideration of amenity, character, highways and sustainability. Officer found proposal acceptable as it reuses building without harming Conservation Area or neighbours, provides cycle storage, and suits accessible location.
Strategic Policy 1
Supports reuse of existing buildings. Applied to justify conversion of vacant guesthouse to HMO as sustainable housing option.
Strategic Policy 2 - Priority for new development to identified towns and villages
Promotes development in settlements. Site's urban mixed-use zoning and promenade location make residential HMO appropriate.
Spatial Policy 5
Allows development in settlements. HMO fits mixed-use area policy allowing residential uses.
Housing Policy 4
Supports residential in accessible urban locations. Site's central position near transport and services complies.
Environment Policy 34
No external alterations proposed, retaining Victorian facade and timber sash windows.
Environment Policy 35
No facade changes; bin store improves on current open bins without harming character; bike store subordinate and typical in area.
Transport Policy 1
Site within 2-min walk of bus stops, 10-min to taxi rank, near promenade for active travel.
Transport Policy 4
No significant highway impact per DOI Highways; cycle provision supports sustainability.
Strategic Policy 10
No parking needed due to accessibility and cycle storage aligning with exemptions.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Refuse storage provision
Prior to the first occupation of any unit of accommodation within the development hereby approved, the refuse storage area shall be provided in full, in accordance with the approved plan (Drawing No. 110). The approved refuse storage shall be permanently retained thereafter for the sole purpose of waste storage. Reason: To ensure adequate provision for waste management in the interests of residential amenity and service delivery.
Secure cycle storage details and provision
Prior to commencement of the development hereby approved details of the Secure covered bike store and Sheffield Bicycle stands shown on Drawing No. 100 received 18 December 2025, shall be submitted to and approved in writing by the Department. The secure cycle storage and Sheffield Bicycle Stands shall be installed prior to first occupation and permanently retained thereafter for the sole purpose of cycle parking. Reason: To support sustainable transport objectives and ensure adequate provision for future occupants.
No objection (DNO) as site is in sustainable location reusing existing building, subject to conditions on bin store and secure cycle storage
No objection, suggests compartmental recycling bins in communal kitchens to encourage recycling
