Power to a 16-bed property planned in Bath could be cut off if the guests are too noisy.

Bath Hot Houses has lodged an appeal after its bid to turn Grade II-listed former Roman City Guest House into a 25-person party was thrown out amid concern about the impact on neighbours.

The firm is hedging its bets with a pared-down backup option, arguing that sleeping up to 16 people is "commensurate with the lawful use" as a four-room bed and breakfast, plus two additional bedrooms.

The application says: "Should the noise levels exceed 80dB for five minutes or more, a text message will be sent to the lead booker. Should the noise levels continue to exceed this limit, the site would be visited by the management company, and ultimately the power to the property can be shut off."

Noise was a major concern for many of the 90 residents who objected to the previous application. Residents complained that Raby Place was "unlivable" after the former B&B reopened as Steam House, and said the applicant's threat of a £500 fine for a noise complaint was not much of a deterrent if it was split 25 ways.

Bathwick's Councillor Yukteshwar Kumar said: "The property is in a fully residential area. It is just not suitable for a 'party house'.

"Changing from a B&B to commercial holiday let will have immense impact in the residential area. There will be more noise, light and air pollution if we approve this application."

Refusing permission, planning officers said future complaints were likely, adding: "The potential level of noise and disturbance by nature of the development would cause significant harm to the residential amenity of the neighbouring occupiers."

The revised application says: "With the noise management policy and control measures in place, the property is effectively managed remotely to ensure noise impacts on the wider community are minimised. With these measures in place, any noise will be limited to normal domestic conditions and are no different from the consented use as a guesthouse.

"The proposal would make a valuable contribution towards tourist accommodation in the city, without resulting in the loss of residential accommodation."

The application – reference 22/00723/FUL – which will not provide any parking, still includes a "good neighbourhood policy" warning that guests lose £500 from their deposit if there is a noise complaint, and asks them not to use the patio after 10pm.

It will be considered by Bath and North East Somerset Council.