**Document:** Planning Statement **Application:** 25/90365/B — Change of use from hotel to House in Multiple Occupation with 27 bedrooms including the creation of new bin store **Decision:** **Decision Date:** **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/34064-braddan-sea-view-dwelling-change-of-use/documents/1085679 --- # Planning Statement ## Seaview Hotel, 13-15 Empress Drive, Douglas, Isle of Man, IM2 4LQ. ![Street-level photograph showing a row of residential buildings in Douglas, including a red brick house and cream-colored terraced properties, with parked vehicles in the foreground.](https://images.planningportal.im/2025/04/6891325.jpg) Planning Statement for the Proposed Conversion into 27-Bedroom House in Multiple Occupation (HMO) April 2025 ### Introduction. ![drawing from page 2](https://images.planningportal.im/2025/04/6891326.png) This statement supports a full planning application for the conversion of the former Seaview Hotel at 13-15 Empress Drive, Douglas, into a 27-bedroom House in Multiple Occupation (HMO). The proposal is brought forward by Elliott Homes, a proven provider of high-quality shared living accommodation within the Douglas area. The development seeks to bring a vacant property back into active use delivering professionally managed, high-standard housing in a sustainable town centre location. The proposal aligns with the objectives of the Isle of Man Strategic Plan 2016, supporting regeneration, housing choice, and sustainable transport policies. ### Background on the Applicant Elliott Homes currently operates a portfolio of shared living properties just off Queens Promenade, Douglas, with a strong reputation for quality, compliance, and professional management. Their existing model offers wellappointed private rooms with modern shared facilities, targeted at professionals seeking flexible short- to medium-term accommodation. More information on their operations is available at: elliotthomes.im/shared-livingdouglas ### Site and Location The property is located within the town centre of Douglas, just off the Promenade, in a mixed-use area comprising hotels, apartment buildings, and commercial uses. It lies within the Douglas Promenades Conservation Area, as identified on the Isle of Man conservation area map. As such, careful consideration has been given to preserving the external character and appearance of the building. Importantly, the proposed development involves no external alterations, ensuring that the visual integrity and historic townscape are fully retained. The site is within walking distance of local services, employment centres, and public transport links, making it ideally suited for high-density, sustainable development. The building, a former hotel, has been vacant for approximately two years and is now beginning to deteriorate. It had previously been used for short-term accommodation following the COVID-19 pandemic. The proposed development offers a practical and policy-aligned reuse of the property that supports local regeneration goals. ### The Proposal The proposed development involves the internal conversion of the existing former hotel building to provide 27 bedrooms within a professionally managed House in Multiple Occupation (HMO). Of these, 25 bedrooms will be fully ensuite, while the remaining two will contain private shower and handwashing facilities, with access to a shared WC located on the same landing. The internal layout has been carefully designed to ensure both privacy and convenience for residents. To support communal living, the development will include three well-equipped kitchens and three dedicated living rooms. These shared facilities will be appropriately distributed throughout the building to ensure no resident is more than two floors away from a kitchen or lounge area. Additional shared amenities will include laundry facilities, secure mail lockers, and bin storage, promoting a clean, organised, and functional living environment. A secure bicycle store will be provided within an existing outbuilding to the front of the property. This space will accommodate a minimum of 27 bicycles—one per bedroom—encouraging sustainable transport choices among residents and helping to offset the absence of on-site car parking provision. All works proposed are entirely internal, with no external alterations required. The conversion will be carried out in accordance with current Building Regulations and will meet all relevant fire safety and HMO licensing standards. Elliott Homes brings experience and a strong operational track record in delivering and managing similar developments in the Douglas area, ensuring the scheme will be delivered to a high standard and operated responsibly. ![drawing from page 3](https://images.planningportal.im/2025/04/6891327.png) ### Management and Operation ![drawing from page 4](https://images.planningportal.im/2025/04/6891328.png) The proposed HMO will be professionally managed by Elliott Homes, who have a strong track record of operating similar shared-living schemes in the Douglas area. Their experience in managing multi-occupancy accommodation ensures that the development will be maintained to a high standard and operated in a way that promotes tenant wellbeing, community integration, and neighbourhood harmony. Day-to-day operations will be overseen by a dedicated on-site property manager, who will be responsible for tenant liaison, routine inspections, health and safety compliance, and the coordination of cleaning and maintenance services. The presence of an on-site manager ensures prompt responses to any issues that may arise and fosters a strong sense of accountability and oversight. To ensure the development operates smoothly and does not cause disruption to neighbouring properties, a clear and enforceable tenant code of conduct will be implemented. This will be embedded in all tenancy agreements and cover key areas such as noise control, waste disposal, shared space usage, and anti-social behaviour. Tenants will also be made aware of expected standards upon moving in, helping to promote a respectful and cooperative living environment from the outset. Where issues arise, Elliott Homes will follow a three-step anti-social behaviour protocol: - 1. Initial verbal or written warning, issued by the property manager following complaint investigation. - 2. Formal written notice if behaviour continues, outlining the risk of tenancy termination. - 3. Termination of tenancy, where breaches persist or are deemed serious enough to justify immediate action. This approach is designed to be proportionate, transparent, and effective, while also protecting the interests of compliant tenants and local residents. In addition, a 24-hour contact line will be made available to both tenants and neighbouring residents for the reporting of emergencies or disturbances. Elliott Homes understands the importance of being a good neighbour and is committed to ensuring that this development is not only well-managed but integrated respectfully into the surrounding community. The scheme will also include regular upkeep and servicing of all shared spaces, laundry facilities, and external areas, maintaining a clean and pleasant environment for occupants and passers-by alike. This structured and responsive management plan will ensure the long-term success of the development and contribute positively to the surrounding area. ### Policy Context and Justification The proposal aligns strongly with the aims and objectives of the Isle of Man Strategic Plan 2016, particularly with regard to promoting the sustainable use of land, addressing housing need, supporting economic growth, and encouraging development in well-connected urban areas. The proposed conversion makes efficient use of an existing vacant building in a highly accessible part of Douglas, ensuring minimal impact on infrastructure while delivering meaningful housing provision. The development is considered to comply with the following core policies: - SP1 – Sustainable Development The development reuses an existing, vacant building in an urban area with excellent public transport and walkability. This maximises land efficiency and reduces pressure for greenfield development. - SP2 – Development Strategy Douglas is the Island’s primary settlement and the focus for development. This site supports consolidation of growth and prevents unnecessary urban sprawl. ![drawing from page 5](https://images.planningportal.im/2025/04/6891329.png) - SP3 – Housing The proposal introduces a type of accommodation that is currently underrepresented on the Island—affordable, flexible, short-term options for professionals. This supports housing choice, especially for key economic contributors working on limited-term appointments. - SP8 – Transportation and Accessibility The site’s location near regular bus routes, pedestrian infrastructure, and the town centre significantly reduces reliance on cars. Though no parking is provided, secure bicycle storage for each unit is included. - SP9 – Design and the Built Environment The external appearance of the building will remain unchanged, preserving local character. Internally, the conversion will meet high standards of design, safety, and amenity. ### Economic and Social Benefits The proposed development will deliver a range of direct and indirect economic benefits to the local area. In the short term, the conversion will generate employment through the engagement of local contractors, tradespeople, and suppliers during the refurbishment phase. Once operational, the property will support ongoing jobs in property management, cleaning, and maintenanceroles which Elliott Homes typically delivers through local staffing and service providers. Beyond job creation, the scheme will contribute to the local economy by introducing a population of working professionals to the area, many of whom are expected to be employed in the Island’s finance sector on limited-term contracts. These residents will bring increased footfall and local spending to nearby shops, services, and hospitality venues, reinforcing the vitality of the Douglas town centre. The reuse of a building that has stood vacant for two years also plays an important social role in preventing deterioration, improving the streetscape, ![drawing from page 6](https://images.planningportal.im/2025/04/6891330.png) and helping to maintain a sense of activity and safety in the neighbourhood. By addressing a current void in the housing market—specifically, high-quality, short-stay rental options—the development supports both economic productivity and housing adaptability on the Isle of Man. ### Conclusion This proposal aligns with the Isle of Man Strategic Plan 2016 and the Eastern Area Plan. It provides high-quality, professionally managed shared accommodation for short-term professionals, contributes to urban regeneration, and promotes sustainable development. With no external alterations, no infrastructure concerns, and a strong local operator in Elliott Homes, the development represents a low-impact, high-value reuse of a vacant property. The applicant respectfully requests that planning permission be granted. ![drawing from page 7](https://images.planningportal.im/2025/04/6891331.png) --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/34064-braddan-sea-view-dwelling-change-of-use/documents/1085679*