20 February 2026 · Committee
Wavecrest, 12, Empress Drive, Douglas, Isle Of Man, IM2 4lq
The application sought to change the use of Wavecrest, 12 Empress Drive — a five-storey Victorian end-terrace property in Douglas town centre — from a guesthouse to a 14-bedroom House in Multiple Occupation. External changes were limited to a new 3.7m-wide bin storage enclosure with a sliding gate at the site frontage, and secure cycle storage; the Victorian façade itself would be retained unchanged. The main planning issues were the principle of the change of use, the impact on the Conservation Area, parking and highway safety, and the standard of amenity for future occupants. Because no external alterations were proposed to the building's façade, officers concluded there would be no adverse effect on the character or appearance of the Conservation Area. The intensified residential use was found compatible with the established character of the promenade, and the scheme was considered to provide an appropriate standard of amenity for future residents.
The Planning Committee approved the application because it represents an efficient reuse of an existing building in an accessible urban location, consistent with housing and sustainable development policies. The Victorian façade is retained, preserving the Conservation Area's character. The intensified residential use was judged compatible with the promenade's established character and acceptable in terms of neighbour and occupant amenity.
General Development Considerations
accord with General Policy 2
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Efficient use of land and resources
Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under -used land and buildings, and re - using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space (1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services. 4.2.2 In pursuance of (c) abo ve, the Department will, when formulating its programme for the preparation of new Area Plans, have particular regard to: (a) the availability of mains drainage connected to IRIS or other mains systems; (b) securing the future viability of rural primary schools; (c) the public investment in the Island's highway, bus, railway and tramway networks; (d) the provision and availability of water; and (e) community facilities. 4.3 Environment 4.3.1
Development focussed in existing towns and villages
Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3. (1) Open Space is defined in Appendix 1. (2) Sustainable Urban Extensions are defined in Appendix 1 4.3.2 Appendix 3 to the Plan identifies the towns and villages, and also explains why the Department has rejected the idea of a new settlement, which was mooted in the Consultation Draft published in May 2000. 4.3.3 Each of our towns and villages has an ind ividual character arising not only from its geographical position and existing fabric, but also from its historical, cultural, and social background. This character should be protected and enhanced. Accordingly:
Transport Policy 1
Transport Policies 1 and 4
Transport Policy 1: New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes.
Transport Policy 4
Transport Policies 1 and 4
Transport Policy 4: The new and existing highways which serve any n ew development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan. 11.3.2 Notwithstanding policies within this plan which encourage travel by means other than private car it is anticipated that the number of vehicles using the Island's roads will continue to increase. This increase in demand is likely to lead to a greater need for road impro vements in order that travel can take place in a safe, effective, and environmentally acceptable manner. The Department of Transport will continue to assess the need for such improvements to public highways and undertake works where appropriate, with much of the improvement within existing roads carried out under the provisions of the Town and Country Planning (Permitted Development) Order2005. The need for improvements to the Island's highway network must be balanced against the environmental objectives of this plan.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
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.
Condition 3
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.
