16 April 2025 · Planning Committee
1 Avondale House, Palace Terrace, Douglas, Isle Of Man, IM2 4ne
The proposal involved changing the use of a first-floor apartment in a terraced block on Queens Promenade from purely residential to additional tourist accommodation (Class 3.6). The site is in a mixed-use area prone to tidal flooding, with parking at the rear.
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The Planning Committee overturned the officer's recommendation for approval, determining that the proposal would compromise the amenities of neighbouring residents, with particular regard to noise and…
Spatial Policy 5
Listed as materially relevant strategic policy. No specific assessment details provided in the report.
General Policy 2
Requires protection of amenities of neighbouring residents (g, m). Officer found compliance as tourist use unlikely to significantly impact living conditions, but Committee determined failure due to noise and security impacts on neighbours.
Environment Policy 10
Listed as materially relevant. No specific assessment provided.
Environment Policy 13
Listed as materially relevant. No specific assessment provided.
Environment Policy 32
Listed as materially relevant. No specific assessment provided.
Environment Policy 33
Listed as materially relevant. No specific assessment provided.
Transport Policy 7
Officer assessed parking demand as similar to residential use, with no highway objection, finding impact acceptable.
Housing Policy 18
Officer stated it does not apply as it concerns physical destruction of housing units, and this is additional use with no loss of residential availability.
Appendix 7.6
Listed as materially relevant. No specific assessment provided.
no objection
no objection; no significant negative impact upon highway safety, network functionality and/or parking as the proposed use would have a similar or less parking demand to the existing use
Multiple residents from Avondale House, Beresford House Management Limited, and other locals submitted objections to planning application 25/90164/C for converting a residential flat to tourist accommodation, citing impacts on housing stock, residential amenity, security, noise, parking, waste, and fire safety.
Key concern: loss of long-term residential accommodation amid housing shortage, contravening Housing Policy 18
Apartment 6 Avondale House
ObjectionThe loss of yet another permanent residential unit to short-term tourist accommodation would exacerbate this issue and is wholly contrary to Housing Policy 18; permission for the use of private residential properties as tourist accommodation will generally only be given if it can be demonstrated that such use would not compromise the amenities of neighbouring residents
Apartment 8 Avondale House
ObjectionThe transient nature of Airbnb guests... is likely to lead to increased noise; Our building already experiences significant parking shortages due to issue with the cliff
Beresford House Management Limited
ObjectionNot to carry on or allow to be carried on... any trade or business other than shall be approved by the Lessor or the Management Company nor do or suffer or permit to be done... any act or thing which may be or become a nuisance; short term holiday rental can have a negative impact on permanent residents
Flat 9 Avondale House (represented by 24 Balleigh Mews)
ObjectionAvondale is a non-smoking building. It will be difficult to control a rule of 'only non-smokers' tourists; The sound proofing in this building is poor
Flat 4 Avondale House
ObjectionAvondale House is old and not completely soundproof even to everyday sounds: loud partying would be hell
111 Cronk Liau yr
Objectionallowing the transformation of residential apartments along the promenade into commercial Airbnb-style arrangements will impact negatively
9 Scott Close
Objectionturn residential properties into holiday accommodation reducing therefore the availability and affordability of any type of first time buyer/renter property
