**Document:** Hostel Planning Statement
**Application:** 17/00687/B — Alterations and refurbishment to create 11 bedroom hostel, including construction of a bike storage room, alterations to the existing side entrance, and creation of 7 motorbike spaces in existing parking space.
**Decision:** Permitted
**Decision Date:** 2017-08-11
**Parish:** Braddan
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/21959-braddan-38-murrays/documents/1323252

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# Hostel Planning Statement

## Memorandum

![A photograph of a large multi-story brick building covered in scaffolding, likely undergoing renovation or conversion, with a car parked in front and wheelie bins near the boundary wall.](https://images.planningportal.im/2017/06/185014.jpg)

For 38 Murrays Road, a proposed environmentally and family friendly  hostel

## 1 Preamble

I have purchased a 12 bedroom HMO with a ground floor flat on 38 Murrays Road, Douglas on 2nd December 2016

The building did not meet fire regulations, health and safety regulations, had dry rot and serious structural issues, and so it is closed for refurbishment.

I am proposing to open a  hostel with a bike rental unit and a small launderette. The entire ethos of the operation, and the accompanying marketing campaign for promoting the  hostel would be based on economic sustainability, efficiency and environmental friendliness.

### 2 Background

The Department of Economic Development (DED) state in their April 2017 publication that the Island is in need for new  or above serviced accommodation, on a smaller, less formal scale in addition to hotel accommodation.

DED's Tourism Function state in their 2016-2021 Destination Management Plan that the Island wishes to target the short break and family markets, and that these are markets the DED actively wishes to stabilise an otherwise evident decline in. The lack of family-friendly accommodation is highlighted in this plan as a barrier to visiting the Island, and a desire to develop "Family friendly accommodation both serviced and self-catering" and "Accommodation suitable for multi-generational holidays" are listed as products which need to be developed.

The Programme for Government, unanimously approved by Tynwald in January 2017, sets out the aims of the Government for the next five years, and a high level plan to achieve them. Please find below a short list of those most relevant to my proposal:

1. Increase the number of businesses
2. Increase our economic diversity
3. Increase the number of people regularly undertaking physical activity
4. Increase the number of people walking or cycling
5. Increase the number of people travelling by bus
6. Contain energy costs
7. Increase cultural engagement
8. Reduce CO2 emissions per home
9. Increase the use of our natural environment
10. Improve the Isle of Man as a good place to live and visit
11. Increase number of leisure visitors
12. Staff recruitment

The proposed business would contribute towards all of the above governmental goals.

## 3 Location

The hostel would be located at 38 Murrays Road in Douglas, which is a 5 minute walk from the Villa Marina bus stop, where visitors can alight from airport buses or trams and buses from the Lord Street/Sea Terminal area. I therefore plan to promote Go Explore cards, enabling tourists to travel on all bus and rail services including the Douglas Horse Trams for 1, 3, 5 or 7 consecutive days, by encouraging them to buy the pass on arrival
![A digital location map showing the site at 38 Murray Road marked with a red pin, situated near the coast and local businesses.](https://images.planningportal.im/2017/06/185015.jpg)

### 3 The Hostel

38 Murrays Road (house and apartment) can be renovated into a 4* hostel with

- 8 bedrooms ensuite;
- 3 bedrooms with a communal bathroom;
- A communal kitchen;
- A private kitchen
- A large communal dining area;
- A large sitting / business corner / reception area;
- Separate female and male toilets on ground floor; and,
- A launderette.

It is also proposed to build a bike rental unit.
The rooms would be as follows:

- Bedroom 1 with ensuite: one bunk bed suitable for 2 people
- Bedroom 2 with ensuite: two bunk beds suitable for 4 people
- Bedroom 3 with ensuite: one small double bed + a cot suitable for 2 people and a baby
- Bedroom 4 with ensuite (family room): a double bed and a bunk bed suitable for 4 people

- Bedroom 5/6 with ensuite (family room): a king size bed, two bunk beds +1 cot for a baby suitable for 6 people \& a baby
- Bedroom 7 with ensuite (family room): a king size bed and a bunk bed with an additional pull out bed suitable for 5 people + a cot for a baby
- Bedroom 8 with ensuite: two bunk beds suitable for 4 people
- Bedroom 9: A bunk bed suitable for 2 people
- Bedroom 10: A bunk bed suitable for 2 people
- Bedroom 11 with ensuite (family room): a double bed, a bunk bed and a cot suitable for 4+ a baby
- Bedroom 12: Two bunk beds suitable for 4 people

All the rooms have been measured and comply with UK hostel standards of  per bunk bed and  per Double/King Size beds. Rooms with bunk beds and a double bed are therefore minimum . Rooms with two bunk beds are minimum .

Maximum occupancy would be 39 guests and potentially up to 4 babies

## 4 Environnemental Friendly Approach

To my disappointment, the house has not been classed as suitable for solar panels, as the main roof is not South facing. It has also not been classed as suitable for a heat pump as the proposed plans show high ceilings and what are considered to be too many en-suites. A heat pump would be under too much pressure according to the consultant and would therefore cost more than oil. It is therefore proposed to use oil to heat the house while demanding efficiency through the equipment purchased.

It is therefore planned to:

- Buy A+ to A+++ equipment including tumble dryers with an integrated heat pump such as the following one:
http://www.very.co.uk/candy-gvh-d913a2cnbsp9kgnbspheat-pump-tumble-dryer-white/1600114847.prd? requestid=8698\&Ntt=heat\%20pump
- Have two solar barbecues available for rental, which tourists can use on site or take away with them while visiting the Isle of Man
- Offer bike rental and scooter for free for children under 4 years old
- Have bikes and scooters available for rental
- Cycle and motorcycle parking off-road but on site (two designated areas)
- Promote the Go Explore Cards at the point of customer acquisition (using https://iom-ssp.unicard-uk.com/ssp/iom/landing page.jsp)
- Dissuade tourists from bringing cars to the Isle of Man with our marketing. Specify that the hostel does not have allocated parking, and highlighting the inexpensive foot passenger fares from Steam Packet.
- A 10\% discount would be available on bike rental for room booking of a week or more.

- Implement a recycling procedure for all guests to use large blue and green recycling bins available in the waste area

## 5 Families

There are little accommodations available on the Isle of Man which can cater for families. In addition to the Destination Management Plan, the Tourism function have reinforced in discussion with me that there is a need for more family-friendly accommodation, so I plan to offer 4 Family Rooms and the following:

- To adapt the front yard into a secure and child-friendly area which can accommodate parents;
- Bike and scooter rental would be free for those under 4 years old;
- Travel cots, baby chairs and a storage space for pram and baby equipment will be available on the ground floor;
- Toys stored under the stairs would also be available for children to use and bring back.

### 6 Disability Discrimination Act 2006

The building was built in the 1880's. The corridors, and subsequently the fire doors, are too narrow for wheelchairs. It is not something that I can change, regardless of my wish to appeal to all potential visitors, and particularly given the structural issues I have invested thousands of pounds in remediating.

I aim to retain the original layout of the building. DED's Tourism function has confirmed that it is not an issue in respect of this proposal. Most hotels retaining their original layout on the promenade are in an identical situation. I will welcome people with any disability, but would warn them of the practicalities of staying at the property in advance of their purchase, for example that the building is located on a hill, is laid out as constructed over a century ago, and has steps at most points of access, so would be particularly unsuitable to those with mobility issues.

### 7 Alcohol Licence

As the building has the capacity to cater for more than 30 guests, I am considering making an application for a residential alcohol license to open a modest residents-only bar in the lounge area. I have registered to sit the exam on 17th July.

### 8 Star Rating

The business would achieve 3 star rating but we would like to renovate the building toward achieving 4 stars. Please find below a sample of criteria for star assessments and how we could potentially be assessed:

|  | 3 stars | 4 stars | 5 stars |
| :-- | :-- | :-- | :-- |

[Table omitted in markdown export]
NELLY CHRISTIAN
154 Woodbourne Road
Douglas IM2 3BD
The owner

Contact details: nellychristian4@gmail.com

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*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/21959-braddan-38-murrays/documents/1323252*