30 November 2025 · Delegated
Ballasalla Place, Douglas Road, Ballasalla, Isle Of Man, IM9 2eh
This application sought permission to alter a detached two-storey building within the grounds of The Coach House, Douglas Road, Ballasalla, to create two self-contained tourist accommodation units — one with one bedroom and one with two bedrooms. The building sits to the east of the main dwelling house and had previously been used for ancillary purposes including a garden office, storage, and a snug. Amended drawings and supporting information were submitted in October 2025 during the course of the application. The officer assessed the proposal against issues including the principle of the development, its suitability for tourist use, visual impact on the area, effects on neighbouring amenities, and highway safety. The application was approved on a delegated basis with two conditions attached. The officer's recommendation and the formal decision were both in favour of granting permission.
The application was approved by the Department of Environment, Food and Agriculture on a delegated basis. The officer considered the key issues of principle, tourist use, visual impact, neighbouring amenities, and highway safety, and recommended approval. The formal decision matched that recommendation.
Reuse of quality buildings for Tourism
The application would comply with Strategic Policy 8
Strategic Policy 8: Tourist development proposals will generally be permitted where they make use of existing built fabric of interest and quality, where they do not affect adversely environmental, agricultural, or highway interests and where they enable enjoyment of our natural and man - made attractions. 4.4.5 This policy reflects the general restriction on new development outside defined development zones. Tourist proposals in the countryside will normally be required to meet the above criteria. 4.4.6 Viable and vibrant town and village centres not only provide the opportunity for economic success, but also provide convenient and accessible amenities for all members of the community and an opportunity to obtain renewal of some of our poorer built fabric. Accordingly:
General Development Considerations
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
Use of private residential properties as tourist accommodation
Business Policy 13: Permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such u se would not compromise the amenities of neighbouring residents.
Service Villages (Ballasalla)
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
The ancillary / tourist use accommodation hereby approved shall only use the existing vehicular access opening onto the Main Road (A5) as shown plan ref; 25/06/01 Rev-A labelled site plan and the parking and turning area retained for such use in association with the main dwelling "The Coach House" and the ancillary use. REASON: To ensure appropriate vehicular access in the interest of neighbouring amenity.
